Loading...
HomeMy WebLinkAboutPC_2005-03-15_AgendaPacketCALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting March 15, 2005 — 7:00 P.M. City of Atascadero Pavilion on the Lake 9315 Pismo Ave. - Atascadero, California Pledge of Allegiance Roll Call: Chairperson Porter Vice Chairperson Beraud Commissioner Fonzi Commissioner Jones Commissioner Kelley Commissioner O'Keefe Commissioner Peterson APPROVAL OF AGENDA 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 MARCH 1, 2005. 2. ACCEPTANCE OF FINAL MAP 2004-0098: 9149 SAN DIEGO ROAD (TPM 2003-0049) 3. ACCEPTANCE OF FINAL MAP 2004-0104: 5559 ROSARIO / 5528 TUNITAS (TPM 2003-0052) City of Atascadero Planning Commission Agenda COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS Regular Meeting March 15, 2005 Page 2 of 4 (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).) 4. ZONE CHANGE 2004-0093, CONDITIONAL USE PERMIT 2004-0143, TENTATIVE TRACT MAP 2004-0062 Applicant: Steve Alvarez; 1565 El Camino Real, Atascadero, CA 93422 Project Title: Zone Change 2004-0093, Conditional Use Permit 2004-0143; Tentative Tract Map 2004- Project 0062 for a 6 -lot Planned Development Subdivision Project 1565 El Camino Real, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-311-003 Project The proposed project consists of an application for a Zone Change, Conditional Use Permit, Description: and Tentative Tract Map for the construction of six new single-family detached homes on individual lots that will be developed under the requirements of the Planned Development #17 Overlay District standards within the Residential Single -Family (RSF-X) Zoning Proposed District. Proposed homes range in size from 1,133 to 1,157 square feet. The project Environmental includes one home per lot, each with a two -car garage and two parking spaces in each Determination: driveway. One existing native oak tree along the El Camino Real frontage shall be preserved. General Plan Designation: SFR -X (Single Family Residential) Zoning District: RSF-X (Residential Single Family) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Mitigated Negative Declaration is available for public review at Determination: 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. TO BE CONTINUED 5. CONDITIONAL USE PERMIT 2004-0147,4080 ESTRADA AVE. Applicant: Troy Berg, 4080 Estrada Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2004-0147 for a detached workshop Project 4080 Estrada Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 028-141-003 Project The proposed project consists of a minor Conditional Use Permit application for a 1,650 Description: square foot detached workshop that exceeds 50% of the gross floor area of the primary residence. General Plan Designation: SFR -Y (Single Family Residential) Zoning District: RSF-Y (Residential Single Family) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Mitigated Negative Declaration is available for public review from Determination: 3/4/05 through 3/23/05 at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. City of Atascadero Planning Commission Agenda Regular Meeting March 15, 2005 Page 3 of 4 6. CONDITIONAL USE PERMIT 2005-0152,6240 SAN ANSELMO ROAD Applicant: Michael Brewer, 3860 Ardilla Road, Atascadero CA 93422 Project Title: Conditional Use Permit 2005-0152 for a detached 3 -car garage Project 6240 San Anselmo Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-223-008 Project The proposed project consists of a minor Conditional Use Permit application for a 815 Description: square foot detached garage that exceeds 50% of the gross floor area of the primary residence. General Plan Designation: SFR -Z (Single Family Residential) Proposed Zoning District: RSF-Z (Residential Single Family) Proposed Class 3, Categorical Exemption Section 15303 for new construction or conversion of small Environmental structures. Determination: Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 7. TENTATIVE PARCEL MAP 2004-0067,2455 MONTEREY ROAD Applicant: Brian and Emily Armet, 1421 Paloma Place, Arroyo Grande, CA 93420 Project Title: TPM 2004-0067 for a 2 -Lot Subdivision Project 2455 Monterey Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-201-003 Project The proposed project consists of an application for a subdivision of one existing lot into two Description: 2.5 acre lots. General Plan Designation: RE (Rural Estates) Zoning District: RS (Residential Suburban) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Mitigated Negative Declaration is available for public review from Determination: 3/4/05 through 3/23/05 at 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 April 5, 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. 3-15-05.word.am.doc City of Atascadero Planning Commission Agenda Regular Meeting March 15, 2005 Page 4 of 4 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). CALL TO ORDER ITEM NUMBER: 1 DATE: 3-15-05 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting March 1, 2005 — 7:00 P.M. Vice Chairperson Beraud called the meeting to order at 7:02 p.m. and Commissioner Fonzi led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Jones, Kelley, O'Keefe, Peterson and Vice Chairperson Beraud Absent: Chairperson Porter Staff Present: Community Development Director Warren Frace, Public Works Director Steve Kahn, Deputy Public Works Director Steve McHarris, Assistant Planner Lisa Wilkinson and Recording Secretary Grace Pucci APPROVAL OF AGENDA MOTION: By Commissioner Kelley and seconded by Commissioner O'Keefe to approve the agenda. Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT None PC Draft Minutes 03/01/05 Page 1 of 5 CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON FEBRUARY 15, 2005. MOTION: By Commissioner Fonzi and seconded by Commissioner Peterson to approve Item #1 Motion passed 6:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 2. ZONE CHANGE 2005-0096: CITY CODE TEXT CHANGE FOR PD Applicant: City of Atascadero, 6905 El Camino Real, Suite 6, Atascadero, CA 93422 Project Title: Zone Change 2005-0096 Project Lots bordering Seperado Avenue from Tract 2317 Location: Project The proposed Text Amendment will prohibit lots created by Tract 2317 that border Seperado Avenue Description: from obtaining ingress and egress on Seperado Avenue. General Plan Designation: Single Family Residential - X (SFR -X) Zoning District: Residential Single Family (RSF-X)/Planned Development #15 Proposed Environmental In substantial conformance with Certified Mitigated Negative Declaration #99029 Determination: Assistant Planner Lisa Wilkinson gave the staff report and answered questions of the Commission. PUBLIC COMMENT John Richardson, Seperado property owner, spoke in favor of the zone change. Linda Wargo, Seperado resident, asked the Commission to support this zone change. Justin Moranville, Traffic Way resident, expressed concern that his lot would be denied access to Seperado. Linda Campagi, Seperado resident, spoke in support of the zone change. PC Draft Minutes 03/01/05 Page 2 of 5 Dana Moranville, Traffic Way resident, spoke against the zone change as she would like to have a second unit on her property that would take access onto Seperado. Vice Chairperson Beraud closed the Public Comment period. MOTION: By Commissioner Fonzi and seconded by Commissioner O'Keefe to adopt Resolution PC 2005-0021, recommending that the City Council introduce an ordinance for first reading, by title only, to approve Zone Change 2005-0096 based on findings. Motion passed 6:0 by a roll -call vote. 3. TENTATIVE TRACT MAP 2004-0063: 8320 SANTA YNEZ AVE. Applicant: Cary and Monica Bennett, 8320 Santa Ynez, Atascadero, CA 93422 Project Title: Tentative Tract Map 2004-0063 Project 8320 Santa Ynez Ave., Atascadero, CA 93422 Location: APN 031-222-099 (San Luis Obispo County) Project The project consists of a request to establish four airspace condominium units over an existing lot of Description: record. Three units are currently under construction. There is an existing unit on the property. General Plan Designation: Multi Family Residential - 10 (RMF -10) Zoning District: Medium Density Residential (MDR) Proposed Class 1 of the California Environmental Quality Act (CEQA) (Section 15301) exempts alterations or Environmental conversions of existing facilities which create no or negligible expansions of use. Determination: Assistant Planner Lisa Wilkinson gave the staff report and answered questions of the Commission. Staff requested removal of Condition of Approval No. 41 and the addition of a condition to include a maintenance agreement for all common areas. PUBLIC COMMENT Janet Anderson, Santa Ynez resident, expressed concern regarding the loss of privacy, aesthetic value and increased construction traffic from this type of project. Cary Bennett, applicant, spoke about the project and its benefit to the neighborhood. Vice Chairperson Beraud closed the Public Comment period. There was Commission discussion regarding issues raised during the Public Comment period. PC Draft Minutes 03/01/05 Page 3 of 5 PUBLIC COMMENT Janet Anderson asked if there were a way of knowing ahead of time if there will be apartments or condominiums planned. Deputy Community Development Director Steve McHarris explained the planning process for developments. Monica Bennett stated that condo's have CC&R's that will benefit the neighborhood. Vice Chairperson Beraud closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner O'Keefe to adopt Resolution PC 2005-0023 approving Tentative Tract Map 2004-0063 to establish four (4) residential condominium units on an existing legal lot of record based on findings and subject to Conditions of Approval and removing item #41, the requirement for the extra meter for landscaping, and adding the condition to include a maintenance agreement for all common areas. Motion passed 6:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner Kelley requested clarification regarding Council's statement that they would be reviewing Planned Developments. Director Frace updated the Commission on the Council's direction and stated they would like to see more PD -25's. Commissioner Kelley asked about literature and an education program for native trees. Director Frace explained staff is moving forward with distribution of the publication "Living Among the Oaks." Commissioner Jones spoke about his comments in the last meeting regarding the use of solar heating and explained that higher performing windows have a lower number. He also requested information about the housing inventory. Director Frace indicated the housing inventory is going to the Council on March 22nd and to the Commission in April. Commissioner O'Keefe asked if the publication "Living Among the Oaks", could be placed at the Lake Pavilion as well as at City Hall. Director Frace stated that staff will arrange to get the brochures to the Pavilion. Vice Chairperson Beraud asked for a summary of the walk -about in the downtown. Director Frace explained that the walk was very successful. PC Draft Minutes 03/01/05 Page 4 of 5 Commissioner O'Keefe asked about the funding for the purchase of the downtown property that formerly housed Diamond Adult Book Store. Director Frace stated he would look into it and report back to the Commission. Commissioner Fonzi asked about the use of eminent domain for inappropriate uses in the downtown. Director Frace indicated there was nothing planned on eminent domain for Council consideration. Commissioner Kelley asked about a joint workshop for the Century Plaza project. Director Frace stated that staff would look into the idea. DIRECTOR'S REPORT Community Development Director Warren Frace reported on the next Planning Commission agenda and announced a CEQA Workshop Thursday, March 10th, 8:00 a.m. at the San Luis Obispo City County Library. ADJOURNMENT Vice Chairperson Beraud adjourned the meeting at 8:01 p.m. to the next regularly scheduled meeting of the Planning Commission on March 15, 2005. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary \\Cityhall\cdvlpmnt\— PC Minutes\PC Minutes 05\PC Draft Minutes 3-1-05.gp.doc PC Draft Minutes 03/01/05 Page 5 of 5 ITEM NUMBER: 2 DATE: 3-15-05 Planning Commission Staff Report Acceptance of Final Map 2004-0098 Parcel Map AT 03-049 (TPM 2003-0049) 9149 San Diego Road Jordan RECOMMENDATION: Staff Recommends: Planning Commission accept Final Map 2004-0098. (Parcel Map AT 03-049) DISCUSSION: On February 2, 2004 the Planning Commission approved Tentative Parcel Map 2003-0049 (Parcel Map AT 03-049), a request to subdivide one parcel totaling 7.47 acres into two parcels of 2.50 acres (gross) and 4.97 acres (gross), based on findings and conditions. According to Section 11-4.42 of the Municipal Code, the Planning Commission is the advisory agency charged with approval of all final maps without dedications. No offers of dedication have been made with this map. Staff has determined that the final map is consistent with approved Tentative Parcel Map. ATTACHMENTS: Exhibit A: Final Map 2004-0098 (Parcel Map AT 03-049) Exhibit A Final Map 2004-0098 (Parcel Map AT 03-049) 9149 San Diego Road Jordan 4 c 0 �4 y I s a. r 6 a! a per w 4.4 * Cal 4 a�� 0.� ITEM NUMBER: 3 DATE: 3-15-05 Planning Commission Staff Report Acceptance of Final Map 2004-0104 Parcel Map AT 03-0374 (TPM 2003-0052) 5559 Rosario / 5528 Tunitas Messer RECOMMENDATION: Staff Recommends: Planning Commission accept Final Map 2004-0104 (Parcel Map AT 03-0374) DISCUSSION: On April 27, 2004 the Planning Commission approved Tentative Parcel Map 2003-0052 (Parcel Map AT 03-0374), a request to subdivide one parcel into four parcels, based on findings and conditions. According to Section 11-4.42 of the Municipal Code, the Planning Commission is the advisory agency charged with approval of all final maps without dedications. No offers of dedication have been made with this map. Staff has determined that the final map is consistent with approved Tentative Parcel Map. ATTACHMENTS: Exhibit A: Final Map 2004-0104 (Parcel Map AT 03-0374) \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 03\TPM 2003-0052 Rosario Tunitas\FMP 2004-0104 Staff Report (2).jvde.doc Exhibit A Final Map 2004-0104 (Parcel Map AT 03-0374) 5559 Rosario / 5528 Tunitas Messer QQg : t1-�� 7 �o r1 i a Naz? 5 to � �z�b h i € X0 i b •���� A 4 RsaEs� � N e y< N ITEM NUMBER: 4 DATE: 3-15-05 Atascadero Planning Commission Staff Report - Community Development Department 1565 EI Camino Real Single Family Planned Development Zone Change 2004-0093, Master Plan of Development (CUP 2004-0143), Vesting Tentative Tract Map 2004-0062 (Alvarez) RECOMMENDATIONS: Staff Recommends: Planning Commission: 1. Adopt Resolution PC 2005-0017 recommending that the City Council certify Proposed Mitigated Negative Declaration 2005-0005; and, 2. Adopt Resolution PC 2005-018 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2004-0093 based on findings; and, 3. Adopt Resolution PC 2005-0019 recommending that the City Council approve Conditional Use Permit 2004-0143 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 2005-0020 recommending the City Council approve Vesting Tentative Tract Map 2004-0062 based on findings and subject to Conditions of Approval and Mitigation Monitoring. REPORT -IN -BRIEF: The proposed project consists of an application for a Zone Change, Conditional Use Permit (CUP) and Tentative Tract Map. The Zone Change request would establish a Planned Development #17 Overlay on the site subject to a Master Plan of Development (CUP) that would allow six (6) single-family residences and a landscaped common open space lot with a storm water detention basin to be constructed. All existing structures on site are proposed for demolition. The proposed Tentative Tract Map, as conditioned would create a six (7) lot subdivision. ITEM NUMBER: 4 DATE: 3-15-05 DISCUSSION: Situation and Facts: 1. Applicant / Representative: Steve Alvarez 1565 EI Camino Real Atascadero, CA 93422 Phone: 434-3644 2. Project Address: 1565 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-311-003 3. General Plan Designation: General Plan Designation: SFR -X (Single -Family Residential, 0.5 net acre minimum lot size) 4. Zoning District: RSF-X (Residential Single -Family) 5. Site Area: 1.5 acres 6. Existing Use: Single -Family Residence 7. Environmental Status: Proposed Mitigated Negative Declaration 2005-0005 Background Surrounding Land Use and Setting: North: Residential Single -Family -X East: Residential Single -Family -X South: Residential Single-Family-X/PD-17 (Colony Homes) West: EI Camino Real (Commercial Park) Project Site Colony home to the north PD -17 to the south ITEM NUMBER: 4 DATE: 3-15-05 The project site is within the Single Family Residential -X General Plan Land Use Designation and is zoned Residential Single Family -X, which allows for a maximum density of 4 units per acre with the approval of a Planned Development Overlay Zone. The properties to the north, south, and east are zoned for single-family residential use with the property to the immediate south zoned RSF-X with a PD -17 Overlay Zone. Properties to the west, across EI Camino Real, are zoned Commercial Park. The property adjacent to the project site on the north contains a historic Colony home. The proposed project has been designed with traditional architectural features consistent with Colony style architecture and Lot #1 is conditioned to include a wrapped porch facing EI Camino Real to remain consistent with the adjacent Colony Home. ANALYSIS: The site plan has been proposed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. The proposed project consists of a six lot residential subdivision on a 1.5 -acre parcel under the requirements of PD -17 Overlay Zoning District. Lot 6 will also accommodate a landscaped common area with a storm water detention basin. The proposed lot sizes range from 8,249 to 16,138 square feet. Proposed homes range in size from approximately 1,133 to 1,157 square feet, exclusive of garages. Each home will have a two -car attached or detached garage with additional uncovered parking spaces provided in the driveway that fulfill the guest -parking requirement. As a Planned Development, the Planning Commission must find that the project provides high quality architectural, landscape, and site design to warrant the granting of special development standards. ITEM NUMBER: 4 DATE: 3-15-05 Appearance Review Site Plan. Circulation. and Parkin The project has been designed to meet all requirements of the PD -17 Zoning District including maximum building coverage and minimum landscape coverage requirements. The central access road has been designed to accommodate possible future extension to the North. Each lot contains a minimum of 2 covered parking spaces with an additional 2 uncovered guest parking spaces, consistent with the PD -17 requirements. Additional guest parking may be accommodated on each driveway. Frontage improvements along EI Camino Real include a 5' wide sidewalk and bike lane, consistent with City street standards and consistent with the adjacent development. Architecture, Materials, Color The applicant proposes homes of a "Craftsman/Bungalow" style which include traditional colony architectural elements such as gridded windows designed in vertical proportions, roof brackets, detached garages, clapboard siding, and tapered porch columns. Two color schemes are proposed for plan 2 with two differing roof styles resulting in 3 building variations among the 6 total residences proposed. A condition of approval has been included to alternate a minimum of 3 shingle colors within the project (Condition CUP 10). In addition, staff has added a condition of approval requiring that the porch shown for Lot 1 wrap to orient the residence toward EI Camino Real (Condition CUP 10). ITEM NUMBER: 4 DATE: 3-15-05 The applicant has included a color and material sample board for each house plan. Refer to Attachment 5, Exhibit K for details. Landscape Design The preliminary Landscape Plan has been designed for compatibility with the surrounding neighborhood, consistency with the adjacent development, and visual appearance from EI Camino Real. The site landscaping plan includes a variety of native and accent trees. All front and street -facing side yards shall be landscaped by the Developer (Condition CUP 11). Landscape maintenance will be the responsibility of the individual property owner. There is one native oak tree within the EI Camino Real street right-of-way that will be retained and protected with CUP condition #12 and Mitigation Measures 4.e.1 - 3. All trash storage, recycling storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. Site Drainage The site slopes gently to the southwest towards EI Camino Real and U.S. Highway 101. Drainage has been designed to flow into one on-site shallow drainage detention basin located on lot #6 along the EI Camino Real frontage. Staff has conditioned that the basin area be located in a separate lot (creating a 7t" lot) to be landscaped, maintained, and owned by the Homeowners Association (Condition CUP 19, TTM 10). Wastewater Sewer service will connect to the existing line within EI Camino Real. ITEM NUMBER: 4 DATE: 3-15-05 Fiscal Impact Based on findings from the Taussig Study, revenue from new residential development including property tax revenues; vehicle licensing fees, sales taxes, and other revenues are insufficient to cover the maintenance and emergency services costs of new development. Based on the revenue projections from the Taussig Study, the City has developed standard conditions of approval for new development projects that require the cost of maintenance and emergency services to be funded by the project through a combination of road assessment districts, landscape and lighting districts and community facilities districts (Conditions CUP 16 and 17, TTM 14 and 15). Inclusionary and Workforce Housing The City Council has implemented an Interim Inclusionary Affordable Housing Program that requires projects of 10 units or less that require legislative approval to either deed restrict a fixed percentage of the units as affordable or pay an in -lieu fee based on a percentage of the construction valuation of each unit. The proposed project is conditioned to comply with this requirement (Condition Cup 14 and 15, TTM 12 and 13). 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 shown below. PD Location Tier 1 Benefits Inside of Urban Core a) Affordable / Workforce Housing PD -17 b) High Quality Architectural Design c) High Quality Landscape Design d) Buffering between Urban and Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc.) e) Higher density to meet Housing Element goals Tentative Tract Map A six (6) lot Tentative Tract Map is proposed as part of the project consistent with the Master Plan of Development. The Tract Map has been conditioned by staff and the City ITEM NUMBER: 4 DATE: 3-15-05 Engineer to meet all City standards including on- and off-site street improvements. The applicant will be required to implement a mechanism for the maintenance and access of any common areas, including the project drainage detention basin (Condition CUP 8, TTM 5 and 11). General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees". 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 six 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. Findings Conditional Use Permit (Master Plan of Development) A Master Plan of Development is required for the PD -17 in the form of a Conditional Use Permit. The proposed Master Plan of Development sets development standards related to architectural design, site design, landscape, signage, and specific development standards required by the Zoning Ordinance. The Planning Commission must make the following five findings to recommend approval of the proposed Master Plan of Development: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use and appearance is consistent with the single-family residential designation of the Plan and General Plan Land Use Element Policy 1.1.7, 2.1, and Housing Element Policy 4.3. ITEM NUMBER: 4 DATE: 3-15-05 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -17 Ordinance. Staff Comment: As conditioned, the project satisfies all PD -17 Zoning Code provisions, design. incorporating high-quality traditional architectural and neighborhood 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 residential units have been designed to include traditional Colony style elements. In addition, the project has been designed with no significant impact to the adjacent off-site historic colony house to the north. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. 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 Single -Family Residential with a maximum density of 4.0 dwelling units per acre (du/ac) with a minimum lot area of 0.5 acres net. Smaller lot sizes up to 4.0 du/acre may be allowed through a Planned Development Overlay. The proposed 6 single-family homes on 1.5 acres is within the general plan land use density and 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 February 18, 2005. The Environmental Analysis identified concerns regarding potential impacts to aesthetics, air ITEM NUMBER: 4 DATE: 3-15-05 quality, biology, 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. 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 to the City Council. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may recommend the City Council deny the project. The parcel would retain its designation of Residential Multi -family. The Commission should specify the reasons for denial of the project and recommend an associated finding with such action. PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Proposed Mitigated Negative Declaration and Initial Study Attachment 3 Draft Resolution PC 2005-0017 Attachment 4: Draft Resolution PC 2005-0018 Attachment 5: Draft Resolution PC 2005-0019 Attachment 6: Draft Resolution PC 2005-0020 ITEM NUMBER: 4 DATE: 3-15-05 Attachment 1: Location Map, General Plan and Zoning Existing Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X / PD -17 ITEM NUMBER DATE: 3-15-05 Attachment 2: Draft Mitigated Negative Declaration and Initial Study See following ITEM NUMBER: 4 DATE: 3-15-05 ATTACHMENT 3: Draft Resolution PC 2005-0017 PD -17 Master Plan of Development (CUP 2004-0143)/ZCH2O04-0093\/TTM 2004-0062 Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2005-0017 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2005-0005 PREPARED FOR ZONE CHANGE 2004-0093, CONDITIONAL USE PERMIT 2004-0143, AND TENTATIVE TRACT MAP 2004-0062, APN 049-311-003 (1565 El Camino Real / Alvarez) WHEREAS, an application has been received from Steve Alvarez (1565 El Camino Real, CA 93422), Applicant and Property Owner, to consider a project consisting of a Zone Change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single -Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a seven -lot residential Tentative Tract Map on APN 049-311-003; and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2005-0005 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on March 15, 2005 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, WHEREAS, the Planning Commission has determined that the project will have no significant impacts with project specific mitigation measures incorporated; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero, hereby resolves to recommend that the City Council certify Proposed Mitigated Negative Declaration 2005-0005 based on the following Findings, and as shown in Exhibit A: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, ITEM NUMBER: 4 DATE: 3-15-05 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: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER DATE: 3-15-05 Exhibit A Proposed Mitigated Negative Declaration 2005-0005 See Following ITEM NUMBER: 4 DATE: 3-15-05 ATTACHMENT 4: Draft Resolution PC 2005-0018 PD -17 Master Plan of Development (CUP 2004-0143)/ZCH 2004-0093 Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2005-0018 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2004-0093, AMENDING THE OFFICIAL ZONING MAP DESIGNATION OF APN 049-311-003 FROM RSF-X (RESIDENTIAL SINGLE FAMILY -X) TO RSF-X / PD -17 (RESIDENTIAL SINGLE FAMILY -X WITH PLANNED DEVELOPMENT OVERLAY #17) (1565 El Camino Real / Alvarez) WHEREAS, an application has been received from Steve Alvarez (1565 El Camino Real, CA 93422), Applicant, and Property Owner, to consider a project consisting of a Zone Change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single -Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a seven -lot residential Tentative Tract Map on APN 049-311-003; and, WHEREAS, the site's General Plan Designation is SFR -X (Single -Family Residential - X); and, WHEREAS, the site's current zoning district is RSF-X (Residential Single -Family- X); and WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0005 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, General Plan SFR -X land use designation allows for the creation of single- family planned development projects with a maximum density of four units per acre on lots less than 0.5 acres net, and Zoning Ordinance Article 28 allows Planned Development Overlay zones to be established to promote orderly and harmonious development and to enhance the opportunity to best utilize special site characteristics; 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: 4 DATE: 3-15-05 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 March 15, 2005, studied and considered Zone Change 2004-0093, 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 Designating a PD -17 Planned Development Overlay District. The Planning Commission finds as follows: 1. Modification of development standards or processing requirements is warranted to promote orderly and harmonious development. 2. Modification of development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. 3. Benefits derived from the overlay zone cannot be reasonably achieved through existing development standards or processing requirements. 4. Proposed plans offer certain redeeming features to compensate for the requested modification. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 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: 4 DATE: 3-15-05 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: ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 4 DATE: 3-15-05 Exhibit A: Official Zoning Map Change 2004-0093 (Planned Development Overlay #17) Existing Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X / PD -17 ITEM NUMBER: 4 DATE: 3-15-05 ATTACHMENT 5: Draft Resolution PC 2005-0019 PD -7 Master Plan of Development (CUP 2004-0143)/ZCH 2004-0093 Proposed Master Plan of Development DRAFT RESOLUTION PC 2005-0019 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 2004-0143 (MASTER PLAN OF DEVELOPMENT) ON APN 049-311-003 (1565 El Camino Real / Alvarez) WHEREAS, an application has been received from Steve Alvarez (1565 El Camino Real, CA 93422), Applicant, and Property Owner, to consider a project consisting of a Zone Change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single -Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a seven lot -residential Tentative Tract Map on APN 049-311-003; and, WHEREAS, the site's General Plan Designation is SFR -X (Single -Family Residential - X); and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from RSF-X (Residential Single -Family -X) to RSF-X/PD-17 (Residential Single- Family-X/Planned Development Overlay #17); and, WHEREAS, the PD -17 requires the adoption of a Master Plan of Development, approved in the form of a Conditional Use Permit; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0050 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 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 Master Plan of Development; and, ITEM NUMBER: 4 DATE: 3-15-05 WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on March 15, 2005, studied and considered the Master Plan of Development (CUP 2004-0143), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -17 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. 6. The Master Plan of Development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area; and 7. Benefits derived from the Master Plan of Development and PD -25 overlay zone cannot be reasonably achieved through existing development standards or processing requirements; and, SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 15, 2005, resolved to recommend that the City Council approve Conditional Use Permit 2004-0143 (Master Plan of Development) subject to the following: 1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development 3. EXHIBIT C: Landscape Plan ITEM NUMBER: 4 DATE: 3-15-05 4. EXHIBIT D: Tree Protection plan 5. EXHIBIT E: Grading and Drainage Plan 6. EXHIBIT F: Unit 1: Floor Plans 7. EXHIBIT G: Unit 1: Elevations 8. EXHIBIT H: Unit 2: Floor Plans 9. EXHIBIT I: Unit 2: Elevations "a" 10. EXHIBIT J: Unit 2: Elevations "b" 11. EXHIBIT K: Color and Materials Board ITEM NUMBER: 4 DATE: 3-15-05 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: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 3-15-05 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PD -17 Master Plan of Development (CUP 2004-0143)/ZCH 2004-0093 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney 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 Conditional Use Permit shall be valid for twenty-four FM PS (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 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 BP/FM PS to approve the following minor changes to the project the (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. Any other changes to the Master Plan of Development shall be subject to City Council approval. Any associated Tentative Maps unless shall be subject to Planning Commission approval. 5. The applicant shall defend, indemnify, and hold harmless the City of ongoing PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 6. All site work, grading, and site improvements shall be consistent with BP/FM PS the Master Plan of Development as shown in EXHIBIT B. 7. All subsequent Maps and construction permits shall be consistent BP/FM PS with the Master Plan of Development contained herein. 8. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas, consistent with EXHIBIT C. Prior to final map, the applicant shall submit a covenant for review ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy and approval by the Community Development Department. The covenant shall record with the Final Map and shall include the following: a) Residents shall keep all trash receptacles within the unit's designated trash storage area. b) Garages shall be maintained and used for vehicle parking. c) No boats, RV's or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. d) All site development, fencing, and landscaping is subject to the Master Plan of Development for the project. 9. 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. 10. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS G, I, J and K, and shall include the following, subject to staff approval: ■ The residence on Lot 1 shall extend the porch to wrap along the EI Camino Real elevation. ■ A minimum of 3 roof colors shall be included throughout the project. All roofing shall be dimensional shingles and shall include a blend of earth toned colors. ■ Column posts shall be a minimum 6" x 6" dimension. ■ As shown, all garage doors shall be ordered in paint grade and painted to match the body color of the home; or shall be ordered from the factory in a matching body color or a color compatible with the color scheme, subject to staff approval prior to ordering. ■ Proposed stacked stone shall be compatible with the color scheme of each unit and shall include a variety of earth toned colors. ■ All residential lighting shall be compatible with the architectural style and scale of the units as identified in project exhibits. ■ The staggered shingle gable accents on unit 1 design shall be painted an accent color consistent with the overall color ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy scheme, subject to staff approval. 11. A final landscape and irrigation plan shall be approved prior to the BP PS issuance of building permits and included as part of site improvement plan consistent with EXHIBIT C, and shall include the following: ■ Decorative ribbon driveways are required as an amenity component of the Planned Development, per Exhibit B. ■ 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. All landscape maintenance shall be the responsibility of the individual property owner. ■ All proposed tree locations, species, and sizes shall be as identified in EXHIBITS C. Trees shall be double staked. Utilities shall be located to not interfere with tree planting locations. ■ Drainage detention basin and conditioned Open Space parcel shall be landscaped by the developer and maintained by the homeowner's association or other mechanism approved by the City. ■ Add one high-quality earth -toned picnic table to the landscaped drainage detention basin. 12. A Tree Protection Plan consistent with EXHIBIT D shall be BP PS submitted with subsequent building permits for encroachment within the drip line of native trees located on the subject parcel and any adjacent properties. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. Failure to observe tree mitigation and arborist monitoring requirements shall result in a minimum of double penalties, additional Planning Commission review, and additional mitigation. 13. All project fencing shall be installed consistent with EXHIBIT B and BP PS C, subject to the following modifications: ■ Fencing material and treatment shall comply with the PD25 standards. ■ All fencing shall be recessed from the fagade of the units along all street and parking court frontages. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy ■ Fencing and landscape shall be designed and installed for easy removal at the cul-de-sac terminus for future street extension. ■ Drainage detention basin shall not be fenced. ■ Project shall not be gated. 14. Affordable Housing Requirement: The applicant shall either deed FM, BP PS, CE restrict a minimum of 1 residential unit for 30 year at a moderate income rate with recordation of the final map or shall pay an in lieu fee equal to 5% of the construction valuation of each unit. 15. 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 '/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 16. The emergency services and facility maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney 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 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. a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. b) All parks, trails, recreational facilities and like facilities. c) All open space and native tree preservation areas. d) All drainage facilities and detention basins. e) All creeks, flood plains, floodways, wetlands, and riparian habitat areas. f) All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. All frontage landscaping and sidewalks along arterial streets 18. Deed notice shall be recorded with each lot notifying each property FM PS, CE owner that the on-site roadway shall be extended to serve future residential subdivisions to the east. 19. The drainage detention basin shall be located on an independent lot FM PS, CE to be owned by the Homeowners Association and to be landscaped and maintained by the Association. Building Services 20. A soils investigation prepared by a licensed Geotechnical BP FM Engineer is to be provided for the project. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 21. All street names shall be reviewed and approved by the FM PS, FD, PD Community Development Department, the Fire Department, and the Police Department. Street names and addresses shall be approved and assigned prior to recordation of the final map. 22. Provide a letter from the Atascadero Mutual Water Company BP PS/FD stating the minimum expected water available to the site. Amount available must meet minimum requirement specified in the California Fire Code. 23. Note that approved address signage is to be provided. BP PS/FD 24. Note on plans that fire lanes shall be delineated to restrict parking BP PS/FD as required by the Fire Authority. Engineering Conditions: City Engineer Project Conditions Drainage: 25. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 26. The applicant shall submit drainage calculations for review and BP PW approval of the City Engineer. 27. All drainage basins shall detain the difference in the 2 -year storm BP PW runoff or the undeveloped site and the 50 -year storm runoff of the developed site. The outlet pipe or channel shall be sized for the 2 -year storm peak runoff rate for the undeveloped site at full capacity. 28. The applicant shall address storm water detention to the BP/FM PW satisfaction of the City Engineer, prior to grading and drainage approval, or approval of the final map. 29. A homeowners association or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. 30. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 31. All drainage from improvements shall cross property lines within BP PW drainage easements. 32. Drainage at the rear of the lots must be carried across property BP PW lines in a closed conduit. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy Frontage Improvements: BP PW 33. Project shall include construction of curb, gutter and sidewalk BP PW along entire EI Camino Real frontage. 34. Alignment of frontage improvements shall be approved by the City BP PW Engineer. 35. The entry location of project on EI Camino Real shall be located in BP PW such a location as to provide adequate site distance for vehicles exiting project. 36. All utilities shall be undergrounded on EI Camino Real BP PW Improvement Maintenance: Street Improvements and landscaping. 37. All street improvements shall be constructed in accordance with BP PW City of Atascadero Engineering Standards. 38. Prior to recording the final map, provisions for the repair and FM PW maintenance of all street and landscaping improvements shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the streets and landscaping, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. Wastewater: 39. All onsite sewer mains shall be privately owned and maintained. BP PW 40. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 41. Applicant shall pay sewer extension (Annexation), Connection BP PW and Reimbursement fees (if applicable) upon issuance of building permit. 42. Gravity mains within the subdivision shall be eight (8) inches in BP PW diameter. 43. Drainage piping serving fixtures which have flood level rims BP PW located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. 44. All sanitary sewer (SS) mains shall terminate in manholes unless BP PW extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy or intersection. City Engineer Standard Conditions 45. In the event that the applicant is allowed to bond for the public BP BS improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 46. An engineer's estimate of probable cost shall be submitted for BP PW review and approval by the City Engineer to determine the amount of the bond. 47. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 48. All public improvements shall be constructed in conformance with BP PW the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 49. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 50. The applicant shall install all new utilities (water, gas, electric, BP BS cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 51. The applicant shall monument all property corners for construction BP PW control and shall promptly replace them if disturbed. 52. A preliminary subdivision guarantee shall be submitted for review BP PW in conjunction with the processing of the parcel map. 53. All existing and proposed utility, pipeline, open space, or other BP PS/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. 54. Prior to recording the tract map, the applicant shall submit a map FM PS/PW drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 55. Prior to recording the tract map, the applicant's surveyor shall set FM PW monuments at all new property corners or shall indicate, by certificate on the final 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. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy 56. Prior to recording the tract map, the applicant shall pay all FM BS outstanding plan check/inspection fees. 57. Prior to recording the tract 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, which indicates their review of the map. The letter shall identify any new easements, which 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. 58. 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. 59. 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. AMWC Conditions 60. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 61. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 62. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 63. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 64. The applicant shall submit a hydraulic analysis with the first plan check submittal of the water system improvements for the project. The analysis should take into account the fire flows required b ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 65. The applicant shall obtain a separate landscape -irrigation meter(s) from AMWC for any common areas within the project. 66. Landscaping for the common areas shall be drought -tolerant. 67. Before construction of the water system improvements, AMWC shall review and approve the irrigation plans for the common areas within the project. 68. These conditions are limited to this specific plan submittal and for the purpose for which the applicant made the submittal. Conditions and/or comments are not a commitment by AMWC to serve the project. AMWC may consider these conditions invalid if there are changes in plans, circumstances, or agency rules, regulations, or policies. These conditions of approval supercede all other conditions of approval previously recommended by AMWC for this project. Mitigation Measures Mitigation Measure 1.d.1: Exterior lighting shall be limited to wall mounted BP PS 1.d.1 building lighting only. All exterior lighting shall be designed to eliminate any off site glare and shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Fixtures shall be shield cut-off type and compatible with historic setting, subject to staff approval. Mitigation Measure 3.b.1: The project shall be conditioned to comply with BP BS 3.b.1 all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. ■ Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. . If NOA is not present, an exemption request must be filed with the District. If NOA is ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Mitigation Monitoring Program 1565 EI Camino Real PD -17 Master Plan of Development CUP 2004-0143/ZCH 20040093 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 found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. • Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four (24) hours. Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection BP PS 4.e.1 fencing around the dripline of each existing on-site or off-site native tree within 20 feet of construction activity. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 1565 EI Camino Real BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0143/ZCH 20040093 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy Mitigation Measure 4.e.2: Grading and excavation and grading work shall GP PS 4.e.2 be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the 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 4.e.3: An arborists report shall be required prior to GP PS 4.e.3 project implementation. The report shall identify each native tree proposed for removal and each tree within the project area subject to potential impact. The report shall provide recommendations for tree pruning, tree protection of existing native trees to remain, and identify native tree impact/replacement mitigation per the Atascadero Municipal Code Section 9-11.105. Mitigation Measure 6.b: The grading permit application plans shall include GP CE 6.b erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.d: A soils report shall be required to be submitted GP BS 6.c.d with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 8.e.f: The developer is responsible for ensuring that all BP CE 8.e.f contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Mitigation Monitoring Program 1565 EI Camino Real PD -17 Master Plan of Development CUP 2004-0143/ZCH 20040093 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 11.d: All construction activities shall comply with the Ongoing BS/PS 11A City of Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. EXHIBIT B: Master Plan of Development Lz ITEM NUMBER: 4 DATE: 31505 iL ik ITEM NUMBER: 4 DATE: 31505 ITEM NUMBER: 4 DATE: 3-15-05 EXHIBIT C: Landscape Plan ITEM NUMBER: 4 DATE: 3-15-05 EXHIBIT D: Tree Protection Plan s" s i c j j 9 9aii�® jja.'s la t§ i� " t ; { 4 ' ! Ij 3 li {" 1 ay! i�• QIII , j �+ a�f.� j:�;;{all{ Ipa� iii j• { 1{ , i �, ! �a aaI {I� , ;{ pjjjjt i ilj�8j1 �! i �� ,Eii .I I,s � ' � ai j -•t �i ' F Pita i'ii�y llj • � 8$r il1�i � 9F t €i i! a s 1 1 i j 1 jl 8 �° aj{ ${I ,• a,} ��, j• { �i+! j � , 1 !a5[I 8 : •f�!�*{'; {`�I 1 { ig {+} <°+ al it ij}°� •aapi,{° IL,,�, 7 ° 43g ai` Iy 1111 {Iri �� 'I+ �■1 {{ Ig{{{ 1tF{} j{' � RR e $ 8§j4 ai � �9aei�1� qa ' — — / 71-7 \ \ LL i o� WS EXHIBIT E: Grading and Drainage Plan ITEM NUMBER: 4 DATE: 3-15-05 a --------- LL -A -A 1 i I eA f sY < sn t � • 9w� v —�—w _� e EXHIBIT F: Unit 1: Floor Plans ITEM NUMBER: 4 DATE: 3-15-05 LIP RECEIVED FEB 1 o 2005 COMMUNITY DEVELOPMENT Floor Plan One Story Residence 0 Two Bedroom, Two Bath, Kitchen, Dining, Great Room, Heated Laundry Room, Large Front Porch, L) Two Car Garage, Apprvxiwatey1133 Square Feet u—� tI--� ITEM NUMBER: 4 DATE: 3-15-05 LIP RECEIVED FEB 1 o 2005 COMMUNITY DEVELOPMENT Floor Plan ITEM NUMBER: 4 DATE: 3-15-05 EXHIBIT G: Unit 1: Elevations Right View Back View Left View EXHIBIT H: Unit 2: Floor Plans ITEM NUMBER: 4 DATE: 3-15-05 One Story Residence RECEIVED Three Bedroom, Two Bath, Kitchen, Dining, Linin � FEB 10 2005 Room, Heated Laundry Doom, Large Front Porch, T" Car Garage, Approximately 1155 Square Fe OMMUNITY DEVELOPMENT Floor Plan. ITEM NUMBER: 4 DATE: 3-15-05 EXHIBIT I: Unit 2: Elevations •A' Right View Back View Left View ITEM NUMBER: DATE: 3-15-05 EXHIBIT J: Unit 2: Elevations •B' Right View Back View Left View EXHIBIT K: Color and Materials Board ITEM NUMBER: 4 DATE: 3-15-05 One Story Residence RECEIVED Kaw, Two Bedroom, Two Bath, Kitchen, Dining, Great FEB 10 2005 Room, Ideated Laundry Room, Large Front Porch,- Tivo Car Garage, Approximately 1133 Square Fee COMMUNRY DEVEIAPMENT Elk Roofing Prestique — Forest Green 30 -year esar+ James Hardie siding Staggere •T'" Cultured .•tone Eucalyptus — csv20050t d Edge Panel James Hardie siding Select Cedannill Front SW 2845 TRIM Roycraft Bottle Green SW 2847 ACCENT Royctaft Copper Red SW 2839 Elevation See file for colors Sherwin-Williams WALL Bunglehouse Gray EXHIBIT K: Color and Materials Board ITEM NUMBER: 4 DATE: 3-15-05 One Story Residence Three Bedroom, Two Bath, Kitchen, Dining, Living RECEIVED =1n-1 Room, heated Laundry Room, Large Front Porch, FEB 10 2005 Two Car Garage, Appmamately 1155 Square Fee COMMUNITY OEVELOPMEN Wlo Elk Roofing Prestique - Forest Green 30 -year l w j1 Cultured Stone Eucalyptus — csv2005Ot James Hardle siding Select Cedarmill Sherwin-Williams WALL Bunglehouse Gray SW 2845 TRIM Roycraft Bottle Green SW 2847 ACCENT Roycraft Copper Red SW 2839 Front Elevation "A" EXHIBIT K: Color and Materials Board 0 H ITEM NUMBER: 4 DATE: 3-15-05 One Story Residence _ Three Bedroom, Two Bath, Kitchen, Dining, living RECEIVED Room, Heated Laundry Room, Large Front Porch, FEB 10 2005 Two Car Garage, /appm mately 1155 Square FeetcOtNNwNITY OEVEt.WMENT g tea°" Elk Roofing Prestique - Weatheredwood 30 -year James Hardie siding Select Cedarmill Cultured Stone Eucalyptus — csv2005Ot Sherwin-Williams WALL Roycralt Suede SW 2842 TRIM Roycraft Brass SW 2843 ACCENT Polished Mahogany SW 2838 Front Elevation "B "f LA ITEM NUMBER: 4 DATE: 3-15-05 ATTACHMENT 6: Draft Resolution PC 2005-0020 ZCH 2004-0093/TTM 2004-0062 Proposed Vesting Tentative Tract Map DRAFT RESOLUTION PC 2005-0020 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE VESTING TENTATIVE TRACT MAP 2004-0062, A SIX LOT SUBDIVISION CONSISTENT WITH A MASTER PLANOF DEVELOPMENT ON APN 049-311-003 (1565 El Camino Real / Alvarez) WHEREAS, an application has been received from Steve Alvarez (1565 EL Camino Real, CA 93422), Applicant, and Property Owner, to consider a project consisting of a Zone Change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single -Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a seven -lot residential Tentative Tract Map on APN 049-311-003; and, WHEREAS, the site's General Plan Designation is SFR -X (Single -Family Residential - X); and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from RSF-X (Residential Single -Family -X) to RSF-X/PD-17 (Residential Single- Family-X/Planned Development Overlay #17); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0005 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 Vesting Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on March 15, 2005, studied and considered Vesting Tentative Tract Map ITEM NUMBER: 4 DATE: 3-15-05 2004-0062, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Vesting Tentative Tract Map, the Planning Commission of the City of Atascadero finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District #17 Master Plan of Development (CUP 2004-0143). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's), or similar for of maintenance mechanism, shall be required that incorporate the planned development conditions of approval to ensure that the site retains the qualities (architecture, colors, materials, street amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 15, 2005, resolved to recommend that the City Council approval of Vesting Tentative Tract Map (TTM 2004-0062) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2004-0062 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. ITEM NUMBER: 4 DATE: 3-15-05 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: ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A: Vesting Tentative Tract Map 2004-0062 ITEM NUMBER: 4 DATE: 3-15-05 A 4 17 z� i7l�A� 7 - EL CAMINO REAL WAR T', r a is " 9'%, IT Note: Lot #6 shall be divided to create a 7th lot containing the drainage detention basin. fI! I 0 A 4 17 z� i7l�A� 7 - EL CAMINO REAL WAR T', r a is " 9'%, IT Note: Lot #6 shall be divided to create a 7th lot containing the drainage detention basin. ITEM NUMBER: DATE: 3-15-05 Exhibit B: Conditions of Approval / Mitigation Monitoring Program Tentative Tract Map 2004-0062 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy Planning Services 1. The approval of this Tentative Tract Map shall not become final FM PS and effective following approval of Zone Change 2004-0093 and CUP 2004-0143. 2. Approval of this Tentative Tract Map shall be valid for two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Tract Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision subject to FM PS the 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. 6. The granting of this entitlement shall apply to the property On going PS located at 1565 EI Camino Real (APN 049-311-003) regardless of owner. 7. The Final Map shall be drawn in substantial conformance with FM PS the 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 ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy City's Subdivision Ordinance. 8. The subdivider shall defend, indemnify, and hold harmless the FM PS 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. 9. Deed notice shall be recorded with each lot notifying each FM PS, CE property owner that the on-site roadway shall be extended to serve future subdivisions to the east. 10. The drainage detention basin shall be located on an FM PS, CE independent lot to be owned by the Homeowners Association and to be landscaped and maintained by the Association. 11. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas, consistent with EXHIBIT C. Prior to final map, the applicant shall submit a covenant for review and approval by the Community Development Department. The covenant shall record with the Final Map and shall include the following: e) Residents shall keep all trash receptacles within the unit's designated trash storage area. f) Garages shall be maintained and used for vehicle parking. g) No boats, RV's or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. h) All site development, fencing, and landscaping is subject to the Master Plan of Development for the project. 12. Affordable Housing Requirement: The applicant shall either FM, BP PS, CE deed restrict a minimum of 1 residential unit for 30 year at a moderate income rate with recordation of the final map or shall pay an in lieu fee equal to 5% of the construction valuation of each unit. 13. 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 '/z 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: ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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. 14. The emergency services and facility maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 15. All tract maintenance costs listed below shall be 100% funded by the 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 ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Owners Association. h) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. i) All parks, trails, recreational facilities and like facilities. j) All open space and native tree preservation areas. k) All drainage facilities and detention basins. 1) All creeks, flood plains, floodways, wetlands, and riparian habitat areas. m) All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. n) All frontage landscaping and sidewalks along arterial streets Fire Marshal 16. All street names shall be reviewed and approved by the FM PS, FD, PD Community Development Department, the Fire Department, and the Police Department. Street names and addresses shall be approved and assigned prior to recordation of the final map. 17. Provide a letter from the Atascadero Mutual Water Company BP PS/FD stating the minimum expected water available to the site. Amount available must meet minimum requirement specified in the California Fire Code. 18. Note that approved address signage is to be provided. BP PS/FD 19. Note on plans that fire lanes shall be delineated to restrict BP PS/FD parking as required by the Fire Authority. Engineering Conditions: City Engineer Project Conditions Drainage: 20. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 21. The applicant shall submit drainage calculations for review BP PW and approval of the City Engineer. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 22. All drainage basins shall detain the difference in the 2 -year BP PW storm runoff or the undeveloped site and the 50 -year storm runoff of the developed site. The outlet pipe or channel shall be sized for the 2 -year storm peak runoff rate for the undeveloped site at full capacity. 23. The applicant shall address storm water detention to the BP/FM PW satisfaction of the City Engineer, prior to grading and drainage approval, or approval of the final map. 24. A homeowners association, or other funding and FM PW maintenance agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. 25. Existing drainage patterns from adjacent properties shall not BP PW be obstructed. 26. All drainage from improvements shall cross property lines BP PW within drainage easements. 27. Drainage at the rear of the lots must be carried across BP PW property lines in a closed conduit. Frontage Improvements: BP PW 28. Project shall include construction of curb, gutter and sidewalk BP PW along entire EI Camino Real frontage. 29. Alignment of frontage improvements shall be approved by the BP PW City Engineer. 30. The entry location of project on EI Camino Real shall be BP PW located in such a location as to provide adequate site distance for vehicles exiting project. 31. All utilities shall be undergrounded on EI Camino Real BP PW Improvement Maintenance: Street Improvements and landscaping. 32. All street improvements shall be constructed in accordance BP PW with City of Atascadero Engineering Standards. 33. Prior to recording the final map, provisions for the repair and FM PW maintenance of all street and landscaping improvements shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the streets and landscaping, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. Wastewater: 34. All onsite sewer mains shall be privately owned and BP PW maintained. 35. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 36. Applicant shall pay sewer extension (Annexation), BP PW Connection and Reimbursement fees (if applicable) upon issuance of building permit. 37. Gravity mains within the subdivision shall be eight (8) inches BP PW in diameter. 38. Drainage piping serving fixtures which have flood level rims BP PW located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. 39. All sanitary sewer (SS) mains shall terminate in manholes BP PW unless extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. City Engineer Standard Conditions 40. In the event that the applicant is allowed to bond for the BP BS public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 41. An engineer's estimate of probable cost shall be submitted for BP PW review and approval by the City Engineer to determine the amount of the bond. 42. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 43. All public improvements shall be constructed in conformance BP PW with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 44. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 45. The applicant shall install all new utilities (water, gas, electric, BP BS cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 46. The applicant shall monument all property corners for BP PW construction control and shall promptly replace them if disturbed. 47. A preliminary subdivision guarantee shall be submitted for BP PW review in conjunction with the processing of the parcel map. 48. All existing and proposed utility, pipeline, open space, or BP PS/PW other 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. 49. Prior to recording the tract map, the applicant shall submit a FM PS/PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 50. Prior to recording the tract map, the applicant's surveyor shall FM PW set monuments at all new property corners or shall indicate, by certificate on the final map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 51. Prior to recording the tract map, the applicant shall pay all FM BS outstanding plan check/inspection fees. 52. Prior to recording the tract 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, which indicates their review of the map. The letter shall identify any new easements, which 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. 53. 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. 54. 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. AMWC Conditions ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 69. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross - connection devices shall conform to AWWA and California Department of Health Services standards. 70. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 71. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 72. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 73. The applicant shall submit a hydraulic analysis with the first plan check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 74. The applicant shall obtain a separate landscape -irrigation meter(s) from AMWC for any common areas within the project. 75. Landscaping for the common areas shall be drought -tolerant. Mitigation Measures Mitigation Measure 1.d.1: Exterior lighting shall be limited to wall BP PS 1.d.1 mounted building lighting only. All exterior lighting shall be designed to eliminate any off site glare and shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Fixtures shall be shield cut-off type and compatible with historic setting, subject to staff approval. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Mitigation Monitoring Program 1565 EI Camino Real Tentative Tract Map TTM 2004-0062 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision ImpVesting FMrFnalMapovement lans TO: Temporary occupancy FI: Final inspection F0: Final Occupancy Responsibility Mitigation /Monitoring Measure PS: Planning Services BS: Building Services FD: Fire Department PD: City EngineDeparter CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 3.b.1: The project shall be conditioned to comply BP BS 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. ■ Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. . If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ■ Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; C Areas to be graded or excavated must be kept ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four (24) hours. Mitigation Measure 4.e.1: The Grading Plan shall identify tree BP PS 4.e.1 protection fencing around the dripline of each existing on-site or off- site native tree within 20 feet of construction activity. Mitigation Measure 4.e.2: Grading and excavation and grading work GP PS 4.e.2 shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 7. All existing trees outside of the limits of work shall remain. 8. Earthwork shall not exceed the limits of the project area. 9. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 10. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 11. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 12. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.3: An arborists report shall be required prior to GP PS 4.e.3 project implementation. The report shall identify each native tree proposed for removal and each tree within the project area subject to potential impact. The report shall provide recommendations for tree pruning, tree protection of existing native trees to remain, and identify native tree impact/replacement mitigation per the Atascadero Municipal Code Section 9-11.105. ITEM NUMBER: DATE: 3-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 1565 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FMrFnalMapovement lans PD: City EngineDeparter CE: City Engineer TTM 2004-0062 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 6.b: The grading permit application plans shall GP CE 6.b include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.d: A soils report shall be required to be GP BS 6.c.d submitted with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 8.e.f: The developer is responsible for ensuring BP CE 8.e.f that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 11.d: All construction activities shall comply with Ongoing BS/PS 11.d the City of Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. \\Cityhall\cdvlpmnt\- ZCH - Zone Change\ZC 04\ZCH 2004-0093 1565 ECR (Alvarez) PD- 17\ZCH 2004-0093.PC SR 3-15-05.sm.doc ITEM NUMBER: DATE: 3-15-05 TO BE CONTINUED CONDITIONAL USE PERMIT 2004-0147,4080 ESTRADA AVE. Applicant: Troy Berg, 4080 Estrada Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2004-0147 for a detached workshop Project 4080 Estrada Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 028-141-003 Project The proposed project consists of a minor Conditional Use Permit application Description: for a 1,650 square foot detached workshop that exceeds 50% of the gross floor area of the primary residence. General Plan Designation: SFR -Y (Single Family Residential) Zoning District: RSF-Y (Residential Single Family) Proposed Based on the initial study prepared for the project, a Mitigated Negative Environmental Declaration is proposed. The proposed Mitigated Negative Declaration is Determination: available for public review from 3/4/05 through 3/23/05 at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. \\Cityhall\cdvlpmnt\- CUP - Conditional Use Permits\CUP 04\CUP 2004-0147 Workshop\PC To Be Continued 3-15-05.am.doc ITEM NUMBER: 6 DATE: 03-15-05 Atascadero Planning Commission Staff Report - Community Development Department Detached Garage Conditional Use Permit 2005-0152 (6240 San Anselmo Avenue/ Brewer) SUBJECT: A request to allow a detached garage to exceed 50% of the existing floor area of the primary residence. RECOMMENDATION: 61018:007H,u-f n The Planning Commission adopt Resolution PC 2005-0024 to approve Conditional Use Permit 2005-0152 based on findings and subject to conditions of approval. SITUATION AND FACTS: 1. Applicant / Representative: Michael Brewer 3860 Ardilla Road, Atascadero, CA 93422 Phone: 805-550-2936 2. Owner/Project Address: Rex and Claudia Boller 6240 San Anselmo Avenue, Atascadero, CA 93422 (San Luis Obispo County) APN 049-223-008 Phone: 805-462-1525 3. General Plan Designation: Single Family Residential Z (SFR -Z) 4. Zoning District: Residential Single Family Z (RSF-Z) 5. Site Area: Approximately 1.2 acres 6. Existing Use: Single Family Residence 7. Environmental Status: Class 3, Categorical Exemption 15303. ITEM NUMBER: 6 DATE: 03-15-05 DISCUSSION: Background The subject site is located in a single-family residential zone with an existing Colony house, built in 1914. Currently, the residence does not contain an attached or detached garage. The proposed detached garage will utilize the existing driveway with access taken from San Anselmo Avenue. The location of the proposed garage is 40 -feet from an existing swale and 30 -feet from the front property line (Exhibit B). Analysis The applicant is requesting an exception to the maximum allowable size through a minor Conditional Use Permit for the proposed 816 square foot detached garage. According to the Atascadero Municipal Code (AMC 9-6.106(b)(2): The gross floor area of a detached accessory structure is not to exceed fifty percent (50%) of the gross floor area of the principal structure. Based on the County Assessor's residential building record, the principal structure contains 1,192 square feet in gross floor area. The allowable size for a detached garage is therefore limited to 596 square feet. The proposed structure will exceed the maximum size by 220 square feet. In June of 2004, the City amended the accessory structure code to allow detached accessory structures to exceed 50% of the principal structure with the approval of a minor Conditional Use Permit. Staff has reviewed the site conditions and proposed garage plans. The proposed garage location and appearance is consistent with the single-family character of the property and surrounding neighborhood. General Plan Consistency Staff finds the proposed request to be consistent with Policy 2.1 of the 2002 General Plan as noted in the Land Use, Open Space and Conservation Element (LOC): Policy 2.1: Ensure that new development is compatible with existing and surrounding neighborhoods. Environmental Determination The project has been determined to qualify for a Class 3 Categorical Exemption under the provisions of the California Environmental Quality Act (CEQA section 15303; New Construction or Conversion of Small Structures). ITEM NUMBER: 6 DATE: 03-15-05 CONCLUSION: The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. Staff finds that the proposed project as conditioned, meets the required findings necessary for Planning Commission approval. ALTERNATIVES: 1. The Commission may modify the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Commission should specify the reasons for denial of the project and recommend an associated finding with such action. PREPARED BY: Lisa Wilkinson, Assistant Planner ATTACHMENTS: Attachment 1: Vicinity and Zoning Map Attachment 2: Aerial View Attachment 3: Draft Resolution PC 2005-0024 Attachment 1: Vicinity and Zoning RS Project Site ITEM NUMBER DATE: 03-15-05 CT 07q ITEM NUMBER DATE: 03-15-05 Attachment 2: Aerial View Attachment 3: Draft Resolution PC 2005-0024 DRAFT RESOLUTION PC 2005-0024 RESOLUTION OF THE ATASCADERO PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 2005-0152 TO ALLOW A DETACHED ACCESSORY STRUCTURE THAT EXCEEDS FIFTY PERCENT OF THE GROSS FLOOR AREA OF THE PRINCIPAL STRUCTURE. (6240 San Anselmo Avenue — Boller/Brewer) WHEREAS, an application has been received from Michael Brewer (3860 Ardilla Road, Atascadero, CA 93422), applicant, and Rex and Claudia Boller (6240 San Anselmo Avenue), property owner, to consider a request to allow a detached accessory structure that exceeds fifty percent of the gross floor area of the principal structure; and, WHEREAS, the site's General Plan Land Use Designation is SFR -Z (Single Family Residential Z; and, WHEREAS, the site's zoning district is RSF-Z (Residential Single Family Z); and, WHEREAS, a Class 3 Categorical Exemption, Section 15303, has been prepared for the project in accordance with the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit application was held by the Planning Commission of the City of Atascadero, at which hearing evidence, both oral and documentary, was admitted on behalf of said project; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on March 15, 2005, studied and considered the proposed Conditional Use Permit; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project has been found Categorically Exempt under Class 3, Section 15303 of the California Environmental Quality Act. SECTION 2. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 15, 2005, resolved to approve Conditional Use Permit 2005- 0152 subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Plan EXHIBIT C: Elevations EXHIBIT D: Floor Plan On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval Accessory Structure (CUP 2005-0152) Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS:Planning Services BL: Business BS: Building Services Accessory Structure License FD: Fire Department CUP 2005-0152 GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This Conditional Use Permit shall be for an 816 square foot BP PS detached garage located on parcel 049-223-008 (6240 San Anselmo Avenue), regardless of owner. 2. The approval of this use permit shall become final and effective for BP PS the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to that date, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 3. Approval of this Conditional Use Permit shall be valid for twelve BP PS (12) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the applicant has received a building permit or applied for an extension of entitlement. 4. Approval of this Conditional Use Permit shall be consistent with Ongoing PS Atascadero Municipal Code Zoning Ordinance Sections 9-6.163 and 9-3.701. Any violations of the CUP shall be subject to review and reconsideration by the Planning Commission at a noticed public hearing. 5. All exterior elevations shall be consistent with Exhibit C. BP PS 6. The Community Development Department shall have the authority BP PS to approve minor changes to the project that address a construction design issue that is not substantive to the land use. 7. The property owner shall defend, indemnify, and hold harmless the Ongoing ALL City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the Conditional Use Permit. EXHIBIT B: Site Plan Accessory Structure (CUP 2005-0152) e,[ 1p �.VY M` t s 01 I i �UUUUuu.�1I �}S M{{ 111 II Pll �UUUUuu.�1I �}S M{{ 111 9 vApS� �pr� m H m l(f 1�C EXHIBIT C: Elevations Accessory Structure (CUP 2005-0152) �} r II II SII II II it iS�_o II xm II Ali � N c -m SII �m II' `m 1 it I mli m I E II p t -� II II1 ili �I All z II II - I� I� 111 Fall g, alEEiE . E �Q rr oil � Jill o i AM aa¢II E Z El Q 33Im II --- - 4 - ba I! n z I,� z ', i nil >�i; II LJ ❑, li i Q L-4 • "�Jl y � i l i� i `� I $ �� a�J ti @ I F I �� ■��i �-I q nr i�� EXHIBIT D: Floor Plan Accessory Structure (CUP 2005-0152) �SII Zito# fill 5+8a 'Iv 21C." o . all DOOR %V v lit �I yE. �syy1, •� >t Ills 1 4- I -�- 4+ I Y of ♦�� i I "MOWS I ITEM NUMBER: 7 DATE: 3-15-05 Planning Commission Staff Report Staff Report - Community Development Department Tentative Parcel Map 2004-0067 2455 Monterey Road (Armet) SUBJECT: A proposed two lot subdivision of an existing 5.02 acre lot located at 2455 Monterey Road. Lot #1 will retain an existing single-family residence on 2.50 gross acres. Lot #2 will be 2.52 gross acres with an open space and public access easement adjoining Graves Creek. RECOMMENDATION: Staff Recommends: The Planning Commission adopt Resolution PC 2005-0022 approving Tentative Parcel Map 2004-0067, based on findings and subject to conditions of approval. SITUATION AND FACTS: 1. Applicant/Owners: Brian and Emily Armet, 1421 Paloma Place, Arroyo Grande, CA 93420 2. Project Address: 2455 Monterey Road, Atascadero, CA 93422 APN: 049-201-003 3. General Plan Designation: Rural Estates 4. Zoning District: Residential Suburban (2.5-10 acre minimum) 5. Site Area: 5.02 gross acres 6. Existing Use: Single Family residence 7. Environmental Status: Class 15, Categorical Exemption Section 15315 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER: 7 DATE: 3-15-05 DISCUSSION: Background The property is located in the Residential Suburban (RS) Zone with an existing single- family residence on 5.02 gross acres. The site contains several native oak and fruit trees with an average 5% lot slope. Graves Creek is located to the east of the property (Attachment 1 & 2). Analysis The proposed map will create two (2) lots consisting of 2.50 and 2.52 gross acres. The RS Zone is intended for detached single-family homes on lot sizes of 2.5-10 gross acres based upon performance standards, which include neighborhood and site characteristics (slope, distance from the center of the community, average neighborhood lot size, soil percolation capability, and adequacy of access). The minimum lot size for the property, based on performance standards, is 2.5 gross acres (Attachment 3). Percolation tests indicate that the site is suitable for an onsite septic system. Future utilities to the new lot will be required to be placed underground and located within the driveway area to reduce any potential impacts to native vegetation (Exhibit B, condition #8). As proposed, Parcel #1 will include the existing single-family residence with a recorded non -build area surrounding several native trees. Parcel #2 also contains a non -build area that takes into account native trees, standard setbacks, and provides a 35'-0" setback from the top of creek bank or Creek Reservation line, whichever is greater. Staff has conditioned that an open space and public access easement be recorded within the 35-0" setback (Exhibit B, condition #7 and Exhibit C). Public Improvements The applicant is conditioned to slurry seal Campo Road along the entire property frontage and replace pavement markings "STOP" legend and bar (Exhibit B, condition #32). General Plan Consistency In accordance with General Plan Policies 6.1.4, 6.1.6, 6.1.7, and 8.3.2, staff has conditioned the project to provide an open space/public access easement adjacent to the Creek Reservation line (Exhibit B, condition #7). The subdivision is consistent with the General Plan Rural Estate Land Use Designation and Residential Suburban Zoning regulations with minimum lot sizes of 2.50 and 2.52 gross acres, based on performance standards. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER: 7 DATE: 3-15-05 Environmental Review As proposed, the subdivision qualifies for a Class 15, Categorical Exemption (minor land division) under the provisions of the California Environmental Quality Act (CEQA) Section 15315. CONCLUSION: Based on the performance standard criteria, the subdivision is consistent with the General Plan, Zoning regulations, and the Subdivision Ordinance. Staff recommends the Planning Commission approve the Tentative Parcel Map as conditioned. ALTERNATIVES: 1. The Commission may modify the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Commission should specify the reasons for denial of the project and recommend an associated finding with such action. PREPARED BY: Lisa Wilkinson, Assistant Planner ATTACHMENTS: Attachment 1: Location Map (General Plan & Zoning) Attachment 2: Aerial View Attachment 3: Performance Standards Attachment 4: Draft Resolution PC 2005-0022 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER: 7 DATE: 3-15-05 ATTACHMENT 1: Location Map (General Plan / Zoning) TPM 2004-0067 •.Graves Creek WAori c 1 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER DATE: 3-15-05 ATTACHMENT 2: Aerial View TPM 2004-0067 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER DATE: 3-15-05 ATTACHMENT 3: Performance Standards TPM 2004-0067 Minimum Lot Size Criteria For the Residential Suburban Zone Address 2455 Monterey Lot Size APN 049-201-003 Lot Size 5 acres Factors Distance from Center of 0-8,000 =.20, 8-10,000 =.25 10,700 ft 0.3 Community 10-12,000 =.30,12- 14,000=.40, 14-16,000 =.50,16-18,000 =.60, 18-20,000=.75, > 20,000 =.90 Septic Suitability (perk <20 min/inch=.50 20-39 min/inch=.75 0.5 rate) 40-59 min/inch= 1.00 > 60 min/inch= 1.50 Average Slope 0-10% =.5, 11-20% =.75, 21-25% = 1.0, 26-30% =1.25, 0.5 31- 35% =1.75, 36-40% = 2.00 Access Condition City accepted road =.40 Paved road less than 15% =.40 0.4 Paved road more than 15% =.50 All weather less than 15% = .75 All weather more than 15% = 1.00 Unimproved less than 15% _ 1.25 Unimproved more than 15% = 1.5 Average Lot Size Within 2.40 0.48 1500 Feet (acres) Mini- 2.180 mum Lot Size= \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER: 7 DATE: 3-15-05 ATTACHMENT 4: Draft Resolution PC 2005-0022 TPM 2004-0067 2455 Monterey Road DRAFT RESOLUTION PC 2005-0022 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 2004-0067, A TWO LOT SUBDIVISION LOCATED AT 2455 MONTEREY ROAD, APN 049-201-003 (2455 Monterey Road/Armet) WHEREAS, an application was received from Brian and Emily Armet, 1421 Paloma Place, Arroyo Grande, CA 93420, owner and applicant, to consider a two lot subdivision on a 5.02 gross acre lot located at 2455 Monterrey Road (APN 049-201-003); and, WHEREAS, the site's General Plan Designation is Rural Estates (RE); and, WHEREAS, the site's Zoning District is Residential Suburban (RS); and, WHEREAS, a Categorical Exemption (Class 15) was prepared for the project in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, a timely and properly noticed Public Hearing upon the subject tentative parcel map application was held by the Planning Commission of the City of Atascadero, at which hearing evidence, both oral and documentary, was admitted on behalf of said project; and, WHEREAS, the Planning Commission or the City of Atascadero, at a duly notice public hearing held on March 15, 2005, studied and considered Tentative Parcel Map 2004-0067, after first studying and considering the Categorical Exemption prepared for the project; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Tentative Parcel Map 2004-0067. The Planning Commission finds as follows: 1. The proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements. 3. The site is physically suitable for the density of development proposed. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER: 7 DATE: 3-15-05 4. The design and improvement of the proposed map will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 5. The map is consistent with the character of the immediate neighborhood. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 15, 2005, resolved to approve Tentative Parcel Map 2004- 0067 (AT 04-0571) subject to the following: 1. EXHIBIT A: CEQA Exemption 2. EXHIBIT B: Conditions of Approval 3. EXHIBIT C: Tentative Parcel Map 2004-0067 (AT 04-057 l ) 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: ( ) ABSTAINED: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER DATE: 3-15-05 EXHIBIT A: Proposed Categorical Exemption TPM 2004-0067 FINDING OF EXEMPTION TO: ® File Date Received for Filing FROM: City of Atascadero 6905 El Camino Real Suite 6 Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Cod Project Title TENTATIVE PARCEL MAP 2004-0067. BRIAN AND EMIL YARMET Project Location (Include County) 2455 Monterrey Road Atascadero, California 93422 (San Luis Obispo County) Project Description The project will establish two (2) residential lots containing 2.5 and 2.52 gross acres in the Residential Suburban zone. Name of Public Agency Approving Project City of Atascadero Name of Person or Agency Carrying Out Project Brian and Emily Armet 1421 Paloma Place Arroyo Grande, CA 93420 Exempt Status: ❑ Ministerial (Sec. 21080 (b)(1); 15268) ❑ Declared Emergency (Sec. 21080(b)(3); 15269(a)) ❑ Emergency Project (Sec.21080 (b)(4); 15269(b)(c)) M Categorical Exemption (Sec. 15315, Minor Land Divisions) Reasons whyproject is exempt: Class 15 of the California Environmental Quality Act (CEQA) (Section 15315) exempts the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. Date: March 1, 2005 Lisa Wilkinson Assistant Planner \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER DATE: 3-15-05 EXHIBIT B: Conditions of Approval / Mitigation Monitoring TPM 2004-0067 Conditions of Approval Timing Responsibility Mitigation TPM 2004-0067 /Monitoring Measure PS: Planning Services Address: 2455 Monterrey Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy Standard Planning Conditions 1. The approval of this application shall become final, subject to FM PS the completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two FM PS years after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Parcel Map. 4. A parcel map drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 5. The subdivider shall defend, indemnify, and hold harmless the Ongoing CA City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 6. The parcel map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. Project Planning Conditions 7. An open space and public access easement shall be recorded FM PS concurrently with the final map. The location of the easement shall be consistent with Exhibit C. 8. Future utilities to the new lot will be placed underground and BP PS located within the driveway area to reduce any potential impacts to native vegetation. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER DATE: 3-15-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2004-0067 /Monitoring Measure PS: Planning Services Address: 2455 Monterrey Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 9. The existing shed on Parcel #2 will be demolished prior to FM PS/BS recordation of final map. City Engineer Standard Conditions 10. All public improvements shall be constructed in conformance FM PW with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 11. 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. 12. 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. 13. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 14. An encroachment permit shall be obtained prior to the BP PW issuance of building permit. 15. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 16. 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. 17. The applicant shall monument all property corners for FM PW construction control and shall promptly replace them if disturbed. 18. 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. 19. Slope easements shall be provided as needed to FM PW accommodate cut of fill slopes. 20. Drainage easements shall be provided as needed to FM PW \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER DATE: 3-15-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2004-0067 /Monitoring Measure PS: Planning Services Address: 2455 Monterrey Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy accommodate both public and private drainage facilities. 21. A preliminary subdivision guarantee shall be submitted for FM PW review in conjunction with the processing of the parcel map. 22. 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. 23. 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. 24. 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. 25. 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. 26. Prior to recording the parcel map, the applicant shall pay all FM PW outstanding plan check/inspection fees. 27. Prior to recording the map, the applicant shall complete all FM PW improvements required by these conditions of approval. 28. 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. 29. 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. 30. 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 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER DATE: 3-15-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2004-0067 /Monitoring Measure PS: Planning Services Address: 2455 Monterrey Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy compliance with the approved plans. 31. 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 32. Applicant shall slurry seal Campo Road along the entire FM PW property frontage. All pavement markings (STOP Legend and bar) shall be removed and replaced with slurry seal. Atascadero Mutual Water Company Project Conditions 33. Before recordation of the final map, the applicant shall FM AMWC submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All new water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 34. Before the start of construction on the water system BP AMWC improvements, the applicant shall pay all installation and connection fees required by AMWC. 35. Before issuance of building permits, the applicant shall FM AMWC obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 36. Separate water meters for domestic water service are BP AMWC required for each individual lot created by the subdivision. 37. The applicant shall provide the AMWC with easements for FM AMWC those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc ITEM NUMBER: 7 DATE: 3-15-05 EXHIBIT C: Tentative Parcel Map AT 04-0571 TPM 2004-0067 '6 35'-0" Open Space and Public Access Easement. 141 Sar twig JIM �t $ i i'i`J ♦ i'p i � I � i e 9 I I � � , %i•I k7 _ � i I � .r �11,13 III H d I f i l + e' i' Q('s�_ �gl, `\ �,$'J 551, pe.. co oe.®oma i j—\I� � `\ ,oil �—_.r.- "'_• — _ \='s;==�/� fes' _i'I ierttett�eSeo~/' -�-- ��-- \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 04\TPM 2004-0067 2455 Monterey Road\TPM 2004-0067.PC staff report.lw.doc