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Home My WebLink AboutPC_2005-04-05_AgendaPacketCALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting April 5, 2005 — 7:00 P.M. City of Atascadero Pavilion on the Lake 9315 Pismo Ave. - Atascadero, California Pledge of Allegiance PLANNING COMMISSION BUSINESS A. Administration of Oath of Office City Clerk Marcia McClure Torgerson will administer the Oath of Office to Planning Commission Members Joan O'Keefe, Bob Kelley, Tom Jones, and Greg Porter. 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) City of Atascadero Planning Commission Agenda Regular Meeting April 5, 2005 Page 2 of 4 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON MARCH 15, 2005. 2. ACCEPTANCE OF FINAL MAP 2004-0102: SAN RAFAEL ROAD (LLA 2004- 0066) COMMUNITY DEVELOPMENT STAFF REPORTS 3. TREE REMOVAL PERMIT 2005-0068 Applicant: Midland Pacific Building Corporation, 6955 El Camino Real, Suite 200, Atascadero, CA Project Title: 93422 Project Title: Tree Removal Permit 2005-0068 Project 6025 Del Rio Road, Atascadero, CA 93422 Location: APN049-191-026 Project A request to remove an additional eleven (11) native trees in The Colony at Apple Valley Description: project currently under construction at 6025 Del Rio Road, subject to conditions and mitigation measures. PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 4. CONDITIONAL USE PERMIT 2004-0147, 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 at Determination: 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 5. TENTATIVE PARCEL MAP 2004-0060 Regular Meeting April 5, 2005 Page 3 of 4 Applicant: Linda Kenyon, 755 Seville Lane, Vacaville, CA 95688 Project Title: Tentative Parcel Map 2004-0060 Project West Front Street, South of San Gabriel Road and North of San Rafael Road Location: (San Luis Obispo County) APN 056-162-040 Project A request to subdivide one existing lot of record to create a three -lot, residential subdivision Description: with parcels of one gross acre each. The site is located on the west side of West Front Street, South of San Gabriel Road and North of San Rafael Road in an area designated by the General Plan to accommodate additional residential density. The overall slope of the property is between 5% and 19%. Proposed The proposed parcel map is a Class 15 categorical exemption from the California Environmental Environmental Quality Act. Determination: COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT 6. ANNUAL HOUSING REPORT (CALENDAR YEARS 2003-2004) THE PLANNING COMMISSION WILL RECEIVE THE ANNUAL HOUSING REPORT. ADJOURNMENT The next regular meeting of the Planning Commission will be on April 19, 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. City of Atascadero Planning Commission Agenda Regular Meeting April 5, 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: 4-5-05 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting March 15, 2005 — 7:00 P.M. Chairperson Porter called the meeting to order at 7:00 p.m. and Commissioner Jones led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Jones, Kelley, O'Keefe, Beraud and Chairperson Porter Absent: Commissioner Peterson Staff Present: Community Development Director Warren Frace, Public Works Director Steve Kahn, Deputy Community Development Director Steve McHarris, Assistant Planner Lisa Wilkinson and Recording Secretary Grace Pucci. APPROVAL OF AGENDA MOTION: By Vice Chairperson Beraud and seconded by Commissioner Fonzi to approve the agenda. Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT None CONSENT CALENDAR PC Draft Minutes 03/15/05 Page 1 of 6 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) MOTION: By Commissioner Fonzi and seconded by Vice Chairperson Beraud to approve Items #1, 2 and 3. Motion passed 6:0 by a roll -call vote. (Porter abstained on Item #1) COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 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- 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 District. Proposed homes range in size from 1,133 to 1,157 square feet. The project includes one home per lot, each with a two -car garage and two parking spaces in each 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. Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PC Draft Minutes 03/15/05 Page 2 of 6 PUBLIC COMMENT Steve Alvarez, applicant, answered questions of the Commission. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to adopt Resolution PC 2005-0017 recommending that the City Council certify Proposed Mitigated Negative Declaration 2005-0005; and, 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, 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, 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, and removing Conditions of Approval CUP No. 61 and TTM No. 70, and that the turf be removed from the front of the houses and with more drought tolerant landscaping materials used, and that the elevation on residence number 1 have additional stone work consistent with the other homes and additional variety of stone work per planning staff discretion. Motion passed 6:0 by a roll -call vote. 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 Pen -nit 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. PC Draft Minutes 03/15/05 Page 3 of 6 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) Zoning District: RSF-Z (Residential Single Family) Proposed Class 3, Categorical Exemption Section 15303 for new construction or conversion of small Environmental structures. Determination: Assistant Planner Lisa Wilkinson gave the staff report and answered questions of the Commission PUBLIC COMMENT Michael Brewer, applicant, answered questions of the Commission. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner O'Keefe to adopt Resolution PC 2005-0024 to approve Conditional Use Permit 2005-0152 based on findings and subject to conditions of approval. Motion passed 6:0 by a roll -call vote. 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) PC Draft Minutes 03/15/05 Page 4 of 6 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. Assistant Planner Lisa Wilkinson gave the staff report and answered questions of the Commission. PUBLIC COMMENT Emily Armet, applicant, stated she is in agreement with all Conditions of Approval. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner O'Keefe and seconded by Vice Chairperson Beraud to adopt Resolution PC 2005-0022 approving Tentative Parcel Map 2004-0067, based on findings and subject to conditions of approval. Motion passed 6:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS Vice Chairperson Beraud reported on the CEQA workshop. Chairperson Porter stated he has been receiving calls from the applicants for the Lube and Go project, and asked for an update. Director Frace explained the City Council's finding regarding this type of business in the downtown area and stated that information would be brought before the Commission when it considers Lube and Go's Conditional Use Permit application. Commissioner Kelley suggested that staff make a public comment on the Lube and Go issue. Commissioner O'Keefe stated she attended the City Council meeting where the issue of business uses in the downtown was considered and was concerned that the Lube and Go applicants and other concerned parties did not attend the meeting. DIRECTOR'S REPORT Community Development Director Warren Frace spoke about the joint study session of the City Council, Planning Commission and Parks and Recreation Commission scheduled for March 29th, 7:00 p.m. at the Lake Pavilion and reviewed the agenda for that meeting. Regarding the Commission's suggestion of a study session on the Colony Square project, Director Frace stated staff is considering a possible study session prior to a City Council meeting in April. Regarding the financing and purchase of the PC Draft Minutes 03/15/05 Page 5 of 6 Diamond Adult Bookstore building, Director Frace explained and distributed a copy of the staff report. (Exhibit A) Director Frace reviewed the agenda for the next Planning Commission meeting. ADJOURNMENT Chairperson Porter adjourned the meeting at 8:03 p.m. to the next regularly scheduled meeting of the Planning Commission on April 5, 2005. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibit is available for review in the Community Development Department: Exhibit A — Community Development, "Sale of Agency Owned Property" PC Draft Minutes 03/15/05 Page 6 of 6 ITEM NUMBER: 2 DATE: 4-5-05 Planning Commission Staff Report Staff Report - Public Works Department Acceptance of Final Map 2004-0102 Parcel Map ATAL 04-0155 (LLA 2004-0066) San Rafael Road O'Reilly / Vaughan Surveys RECOMMENDATION: Staff Recommends: Planning Commission accept Final Map 2004-0102 (Parcel Map ATAL 04-0155) DISCUSSION: On August 12, 2004 the Community Development Department approved Lot Line Adjustment 2004-0066 (Parcel Map ATAL 04-0155), a request to adjust lot lines between four lots of record, 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 Lot Line Adjustment. ATTACHMENTS: Exhibit A: Final Map 2004-0102 (Parcel Map ATAL 04-0155) Exhibit A Final Map 2004-0102 (Parcel Map AT 04-0155) San Rafael Road O'Reilly / Vaughan Surveys I I I XXXXI i I 1 � 8 Y U Y u� �.4 01 -- d 1 .atrwv.aoaacaw XXXXI 1 AN XjXXXXXXXXX 8 Y F4 la<ai Y �.4 o/ }�J Yp h Q �^ Ya h • Q m Q a B k $H W ` I X IIII�ISIIIIIIIqq R 3939j 1,1]]T 11"IT d 1 .atrwv.aoaacaw m EMIL CG 1 AN KQVOG rdlKgr LI 8 Y F4 la<ai Y �.4 o/ }�J Yp avor�-i�d�v� rids 1 rena.ovaa w.oaec� i 59NIW26 do 111sw O m m m m V Y� ON, Foil o P�� a A � n F � o $J A wn�,ovwa o 1 AN 8 Y F4 la<ai �.4 IL }�J h Q �^ Ya h • Q m Q a B k $H avor�-i�d�v� rids 1 rena.ovaa w.oaec� i 59NIW26 do 111sw O m m m m V Y� ON, Foil o P�� a A � n F � o $J A wn�,ovwa o ITEM NUMBER: 3 DATE: 4-5-05 Atascadero Planning Commission Staff Report - Community Development Department Tree Removal Permit 2005-0068 Apple Valley Colony Midland Pacific (049-191-026) RECOMMENDATION(S): Staff Recommends: The Planning Commission adopt Resolution PC 2005-0027, approving the removal of an additional eleven (11) native trees in The Colony at Apple Valley project currently under construction at 6025 Del Rio Road, subject to conditions and mitigation measures. REPORT -IN -BRIEF: SITUATION AND FACTS: 1. Applicant 2. Certified Arborist: 3. Project Address DISCUSSION: Midland Pacific Building Corporation, 6955 EI Camino Real, Suite 200, Atascadero, CA 93422. Phone: 466-5100 Chip Tamagni, Alvarez & Tamagni, P.O. Box 1311, Templeton, CA 93465. Phone: 431-2602 6025 Del Rio Road, Atascadero, CA 93422; APN 049-191-026 Background: The Colony at Apple Valley Development is a 70 -unit residential subdivision on approximately 28 acres. The project includes a 5 -acre public park and a ITEM NUMBER: 3 DATE: 4-5-05 2 -acre open space lot. City Council approved the project on August 12, 2003. At the time of approval, 65 trees were approved for removal based on the Grading and Drainage Plan and Tree Protection Plan. To date, brush clearing and rough grading have been completed. In accordance with the conditions of approval, the project has been monitored by a certified arborist and periodic updates have been submitted by the Arborist to Community Development staff. Analysis: Based on the grading activities in the field, the Project Arborist is recommending an additional eleven (11) trees be removed due to extensive construction impacts. When this project was first considered, the Planning Commission recommended a condition of approval that was ultimately approved by the City Council that states: "Any trees damaged during construction, as verified by the project arborist, be included in the City's tree removal fee mitigation and any trees initially identified for removal but saved during construction as verified by the project arborists be credited against the tree removal fees." The Project Arborist has identified the additional eleven (11) trees as subject to damage during the construction process and is recommending their removal. To date, there are a number of trees that were approved for removal, which have not yet been removed. The applicant is attempting to save several of these trees. Prior to completion of the project, the Arborist will submit an updated report and staff will credit the saved trees against the tree removal mitigation fees. FINDINGS: Pursuant to the Tree Ordinance (Ordinance No. 214), "decisions on native tree removals of 24 -inch dbh-size or larger shall be made by the Planning Commission." In considering any tree removal request, at least one of the following findings must be made: 1) The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an Arborist, 2) The tree is crowded by other healthier native trees, thinning (removal) would promote healthier growth in the trees to remain, as certified by a tree condition report from an Arborist; 3) The tree is interfering with existing utilities and/or structures, as certified by a report from the Site Planner; 4) The tree is inhibiting sunlight needed for existing and/or proposed active or passive solar heating or cooling, as certified by a report from the Site Planner; ITEM NUMBER DATE: 4-5-05 5) The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: • Early consultation with the City; • Consideration of practical design alternatives; • Provision of cost comparisons (from applicant) for practical design alternatives; • If saving tree eliminates all reasonable uses of the property; or • If saving the tree requires the removal of more desirable trees. Conclusion: Staff has determined that the proposed tree removals are consistent with Finding #5 as the trees were severely impacted during the grading process and such impacts were anticipated during review of the original tree protection plan. ATTACHMENTS: Attachment 1: Draft Resolution PC 2005-0027 ITEM NUMBER DATE: 4-5-05 Attachment 1: Draft Resolution PC 2005-0027 DRAFT RESOLUTION PC 2005-0027 A RESOLUTION OF THE PLANNING COMMISSION OF ATASCADERO APPROVING A TREE REMOVAL PERMIT TO ALLOW THE REMOVAL OF ELEVEN (11) NATIVE TREES LOCATED 6025 DEL RIO ROAD (TRP 2005-0068/The Colony at Apple Valley) WHEREAS, an application for a Tree Removal Permit has been received from Midland Pacific Building Corporation, 6955 El Camino Real, Suite 200, Atascadero, CA 93422, to allow the removal of eleven (11) native oak trees located at 6025 Del Rio Road; and, WHEREAS; the Planning Commission reviewed the proposed Tree Removal application on April 5, 2005, and considered testimony and reports from staff, the applicants, and the public; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: A. The trees obstructed proposed improvements that could not be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: • Early consultation with the City; • Consideration of practical design alternatives; • Provision of cost comparisons (from applicant) for practical design alternatives; • If saving tree eliminates all reasonable uses of the property; or • If saving the tree requires the removal of more desirable trees; and, B. The proposed tree removals are consistent with the spirit and intent of Mitigation Measure 4.e.2(e) of CUP 2002-0082 as approved by the City Council on August 12, 2002. ITEM NUMBER: 3 DATE: 4-5-05 SECTION 2. Approval. The Planning Commission hereby approves Tree Removal Permit 2005-0068 subject to the following Conditions and Exhibits: Exhibit A: Conditions of Approval Exhibit B: Arborist Letters 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: 4-5-05 Exhibit A: Conditions of Approval Tree Removal - TRP 2005-0068 Conditions of Approval Timing Responsibility TRP 2004-0065 /Monitoring PR: Pnor to Removal PS: Planning Services BL: Business License BS: Building Services BP: Building Permit FD: Fire Department TO: Temporary Occupancy PD: Police Department F0: Final Occupancy CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. The applicant shall pay $1,366.67 as mitigation required for tree removal. PR PS/CE 2. The applicant shall follow all recommendations of the Arborist as outlined in TO PS/CE the tree protection plan and as discussed in the field during mitigation monitoring. 3. The Arborist shall continue to monitor the site on a weekly basis during all FO PS grading activities and then periodically thereafter, during the building process on sites with native trees. The arborist shall provide periodic updates to the Community Development Department at a minimum of 1 update per month during grading activities and on an as -needed basis thereafter. 4. Care shall be taken to minimize construction impacts to all remaining trees FO PS onsite. 5. The applicant is required to replant 154 native trees (63 evergreen + 91 FO PS deciduous) as mitigation for the original 65 trees approved for removal prior to final occupancy. The applicant may plant additional native trees to offset the mitigation fees for this removal request. However, mitigation fees shall be paid in advance with a credit given for all native trees planted over and above 154, prior to final occupancy, and as certified by the Project Arborist. 6. All credits shall be calculated, prior to final occupancy of the first home FO PS constructed in the project, by the Arborist of record and submitted to the Community Development Department as a part of the Arborist's final project letter. This includes credits for native trees saved and credit for native trees planted over and above 154 native trees. 7. All conditions of approval for the project's entitlement permits remain in full Ongoing PS force and effect. Date: March 14, 2005 Address: 6025 Del Rio Road Applicant: Midland Pacific Corp. Owner: Midland Pacific Corp. Tree protection required? Yes Total number of trees impacted: xx Removals: Number greater than 24'DBH: 0 PC Permit Required? Status: Replacements required: Evergreen Native Trees (inches) dbh notes 1 5 -inches Tree 54 2 5 -inches Tree 56 3 9 -inches Tree 57 4 60 -inches Tree 76 5 27 -inches Tree 75 6 12 -inches Tree 123 7 10 -inches Tree 29 Total 128 -inches Mitigation Requirement Tree Fund Payment: $ ITEM NUMBER DATE: Prepared by: KM Permit #: TRP 2005-0068 Telephone: 466-5100 Telephone: 466-5100 Arborist review required? yes number less than 24' DBFI: 9 yes in process Deciduous Native Trees (inches) dbh notes 1 6 -inches Tree 111 2 5 -inches Tree 107 3 3 -inches Tree 112 4 4 -inches Tree 55 Total 18 -inches 1,066.67 Tree Fund Payment: $ 300.00 3 4-5-05 Totals 146 -inches $ 1,366.67 ITEM NUMBER DATE: 4-5-05 Exhibit B: Arborist's Letters Tree Removal Permit 2005-0068 Kerry Margason To: Steve McHarris Subject: RE: Apple valley lot #27 tree removal revision -----Original Message ----- From: Steven Alvarez [mailto:salvarez@tcsn.net] Sent: Sunday, September 19, 2004 8:49 AM To: wfrace@atascadero.org Subject: Apple valley lot #27 tree removal revision Hi Warren: Please let me know if you get this scanned document for Apple valley, attached please find a copy of the plans lot #27, and the tree removal permit. Steven Outgoing mail is certified Virus Free. Checked by AVG anti-virus system (http://www.grisoft.com). Version: 6.0.712 / Virus Database: 468 - Release Date: 6/27/04 CITY OF ATASCADERO TREE REMOVAI, PERMIT SECTION 11.05 9.5 Applicant:Wl'� P c1/�.Z . G 9 sS FL Lsc , tin IC<g / w,wt AdGm �4F�nd<•�, 7i 4ayiz Gry. Sok, ZJp (QoSI cI(eG—.S/00 Phar Reason for Removal: T< �,T,-ca.-,/ Q__ 5„��y�a Site Address: 4' e A9c/ List all trees to be removed: I SPECIES SIZE (dbh) NUMBER TO BE COi\UiT10\ OF TREE REMOVED 1.' it SY - --- 1_�vc �4 5' / GvnJ ' rss Gond 3. ef s7 _- / 4. S. 6. Property owner certifies that they have read and understood Atascadero Municipal Code Section 9-11.105. Tree removal Is not to facilitate future development. A plot plan shall be included showing all proposed improvements on the property, trees to be removed, and trees to remain. The trees shall co eith the numbers above- lr� Signature of Property Owner Date Signature of Certified Arbo Date Signature, City of Atascadero Date Certification H: 1{/Z ComrmniryDevelop men: Dep.r a n1 6500 Pa4ns A-, A:ucadero, G 93422 (905)461.5035f-461-5036 10 866.50 PAD ELEVATION X TREES TO BE REMOVED ALL EXISTING FENCES do BUILDINGS WITHIN PROPERTY LINES TO BE DEMOLISHED AND REMOVED. ITEM NUMBER: 3 DATE: 4-5-05 ,�,� -ff �7 N (. -5 - — � v 74 SEE SHEET ITEM NUMBER DATE: 4-5-05 NOV 0., . cOMMtJW YoeAU),v P.O. Box 1311. Templeton, California 93465 11.61-04 Midland Pacific Apple Valley Project this rcpon is in regard io the additional removals squired litt the pmjeet. Phew trees were not in the original survey for the project due to heavy brush density. The arborists however, located these trees and plotted them on the plans. Grade changes and over - excavation requirements for indis idttal homes made it impossible to save these Ines in their locations. ]he following trees wcm mmo%cd per the above: 1) Tree #76 LO 4xstcm 15 inch diameter 2) Tree #75 LO 3xswrn 9 inch diameter 3) Tree 00111 VO 2xstcm 3 inch diameter 4) Tree N 107 VO I xstcm 5inch diameter 5) Tree#123 LO 2xstcmt 6inch diameter 6) 1 ree#112 VO Ixstcm 3 inch diameter 7) Trce #55 VO Ixstcm 4 inch diameter 8) Ilse #57 LO 2xstcm 9 inch diameter PIM Landscape has been contracted by Midland Pacific to transplant man removed Ines into containers. Some of these trees will remain on site and others will be relocated elsewhere. The additional removals have been placed into tnmplant boxes with the exception of the dour valley oaks (Q uerenr labota). Ibis speciesof oak has a deep tap root and rarely survives transplanting (per PLM Landscaping). The arborists recommend m -planting the live oaks (Quercuv agri/olia) on site to locations to be determined by the owner and/or landscaper. The trees shall be sized according to the removed tms and verified at a later date by the arborists. The valley oaks will have to be replaced in same number with 15 gallon nurserystock. All locations shall he documented with a final addendum by the arborists. Please let us know if we can be of am future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 Chip Tamagni Cenifi.-d Artxtti #WE 6436-A FEB 01 2005 3t mom"oEVElol�xr P.O. Box 1311, Templeton, California 93465 1-28-04 Warren Prace. Citv of Ataxcadero cc. Midland Pacific This letter is in regards to ter #29 in the Apple Valley Project. This particular tree is a 10 inch diameter coast lice oak tree (Qaerc•uv agrijolia) located towards the W- Rio Road side of the project. The trice will need to be removed as it is too close to the planned sidewalk with a four foot difference in elevation. The root loss would be at lout 50% if the tree were to remain. This tree was a trcc missed in the original survey and its location was estimated approximately 4 feet away from where it actually is. Included is the removal form for the project tile. There are no boxed trees on site Icti to replace this tree so it will have to be replaced according to City standards. Please let us know if me can he of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 Chip Tumagni Certified Arborist #WE 6436•A ITEM NUMBER: 4 DATE: 4-5-05 Atascadero Planning Commission Staff Report - Community Development Department Detached Workshop Minor Conditional Use Permit 2004-0147 (4080 Estrada Avenue / Berg) SUBJECT: A request to allow a single detached workshop to exceed 50% of the gross area of the existing floor area of the primary residence. RECOMMENDATION: 61018:007H,u-f n 1. The Planning Commission adopt Resolution PC 2005-0025 to approve Conditional Use Permit 2004-0147 based on findings. SITUATION AND FACTS: 1. Applicant / Representative: Troy Berg 4080 Estrada Avenue, Atascadero, CA 93422 Phone: 510-715-8933 2. Project Address: 4080 Estrada Avenue, Atascadero, CA 93422 (San Luis Obispo County) APN 028-141-003 3. General Plan Designation: Single Family Residential Y (SFR -Y) 4. Zoning District: Residential Single Family Y (RSF-Y) 5. Site Area: Approximately 0.8 acres 6. Existing Use: Single Family Residence 7. Environmental Status: Proposed Mitigated Negative Declaration 2005-0010 ITEM NUMBER: 4 DATE: 4-5-05 DISCUSSION: Background The subject site is located in a single-family residential neighborhood with an existing 1,604 square foot single-family residence and a 231 square foot detached shed. The site contains mature pine trees and a native oak cluster. The project will require 257 cubic yards of cut and fill on slopes averaging 15.5% for the proposed 1,650 square foot garage/workshop. An existing secondary driveway entrance located at the southeast portion of the property will serve the proposed garage/workshop (Exhibit B). Analysis The applicant is requesting an exception to the maximum allowable size for a detached structure through a minor Conditional Use Permit. According to the applicant, the proposed structure will be for the purpose of storing vehicles, gym equipment, and required parking for a future secondary dwelling unit (Attachment 2). 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. The proposed 1,650 square foot detached structure will exceed the requirement by an additional 848 square feet, totaling 103% the size of the existing single family residence. The number of accessory structures requiring a building permit is limited to two (2) structures, each of which is limited to 50% of the gross floor area of the principal structure. Exclusive of secondary dwelling units, any future detached structures requiring a building permit on this site will require an amendment to the minor Conditional Use Permit. Staff has reviewed the site conditions and the proposed garage/workshop plans. The location of the garage/workshop will be situated 180 feet from street frontage, 18 -feet from the nearest side property line, and approximately 25 -feet from the rear property line. Based on the location of the proposed structure, it is staff's opinion that the structure is compatible with the surrounding neighborhood, subject to mitigation measures and project conditions (Exhibit A). 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. ITEM NUMBER: 4 DATE: 4-5-05 Environmental Determination A draft Mitigated Negative Declaration was circulated to public agencies and interested members of the public on March 4, 2005. The environmental analysis identified impacts to air quality and noise. Mitigation measures pertaining to these resources are included. A finding is proposed that this project would not have a significant effect on the environment based upon implementation of the identified mitigation measures. Staff is recommending that the Commission certify proposed Mitigated Negative Declaration 2005-0010. 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 Planning Commission may add conditions to the proposed request. 2. The Planning Commission may recommend denial of the proposed request. 3. The Planning Commission may continue the hearing and refer the project back to staff for further analysis. Direction should be given to staff and the applicant on required additional information. PREPARED BY: Lisa Wilkinson, Assistant Planner ATTACHMENTS: Attachment 1: Location Map (General Plan & Zoning) Attachment 2: Applicant Letter Attachment 3: Draft Resolution PC 2005-0025 Exhibit A: Conditions of Approval Exhibit B: Site/Grading Plan Exhibit C: Building Elevations ITEM NUMBER DATE: 4-5-05 Attachment 1: Zoning and Vicinity Map ITEM NUMBER: 4 DATE: 4-5-05 Attachment 2: Applicant Letter To Whom It May Concern: I am writing in response to your request regarding my minor conditional use permit application. I am requesting this building of this size for the following reasons: 1) 1 will be building a second unit in the near future and have been informed that I am required to have a covered off-street parking for such. Considering this, I would like to use part of the accessory structure as the required covered parking for the second unit. 2) 1 also have two classic cars: a '66 Dodge Coronet, '69 Dodge Dart, two street motorcycles, and an oversized Chevy truck that need to be stored inside to be protected from the weather and vandalism. Further, I would like to have an inside protected area to do maintenance on these vehicles, rather than working on them outside where it may be a disturbance to my neighbors. 3) This structure will also be used to house gym equipment that I have to use on a daily basis for rehabilitation from a permanent neck injury that I have sustained. Therefore, after calculating the space needed for the above reasons, I have determined that a building of this size is necessary. Sincerely, Troy Berg FA -8 1 coyMuv�l 1 ?OOS ryO�COPM fNT ITEM NUMBER DATE: 4-5-05 Attachment 3: Mitigated Negative Declaration #2005-0010 (See Following) Attachment 4: Draft Resolution PC 2005-0025 DRAFT RESOLUTION PC 2005-0025 RESOLUTION OF THE ATASCADERO PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 2004-0147 TO ALLOW A DETACHED ACCESSORY STRUCTURE TO EXCEED FIFTY PERCENT OF THE GROSS FLOOR AREA OF THE PRINCIPAL STRUCTURE. (4080 Estrada Avenue - Berg) WHEREAS, an application has been received from Troy Berg (4080 Estrada Avenue, Atascadero, CA 93422), to consider a project consisting of a request to allow a detached accessory structure to exceed fifty percent of the gross floor area of the principal structure; and, WHEREAS, the site's General Plan Land Use Designation is SFR -Y (Single Family Residential Y); and, WHEREAS, the proposed the site's zoning district is RSF-Y (Residential Single Family Y; and, WHEREAS, a Mitigated Negative Declaration, 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 April 5, 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 for Certification of the Proposed Mitigated Negative Declaration. The Planning Commission finds as follows: Planning Commission Resolution 2005-0025 April 5, 2005 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project's mitigation monitoring program as conditions of approval; and, 2. The project will not achieve short-term to the disadvantage of long term environmental goals; and, 3. The project does not have impacts which are individually limited, but cumulatively considerable; and, 4. The project will not cause substantial adverse effects on human beings either directly or indirectly; and, 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 projector 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 April 5, 2005, resolved to approve Conditional Use Permit 2004- 0147 subject to the following: Planning Commission Resolution 2005-0025 April 5, 2005 SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on April 5, 2005, resolved to approve Conditional Use Permit 2004- 0147 subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Site/Grading Plan EXHIBIT C: Building Elevations 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 Planning Commission Resolution 2005-0025 April 5, 2005 EXHIBIT A: Conditions of Approval Detached Garage (CUP 2004-0147) Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS:Planning Services BL: Business BS: Building Services Detached Garage License FD: Fire Department GP: Grading Permit PD: Police Department BP: Building Permit CE: City Engineer CUP 2004-0147 FI: Final Inspection TO: Temporary WW: wastewater CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This Conditional Use Permit shall be for a 1,650 square foot BP PS detached garage located on parcel 028-141-003 (4080 Estrada 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 consistent with Ongoing PS Atascadero Municipal Code Zoning Ordinance. Any violations of the CUP shall be subject to review and reconsideration by the Planning Commission at a noticed public hearing. 4. Additional detached structures requiring a building permit, exclusive Ongoing PS of a secondary dwelling unit, will require an amendment to the Conditional Use Permit. 5. All exterior elevations, finish materials, and colors shall be BP PS consistent with EXHIBIT C. 6. The applicant shall landscape all fill slopes adjacent to the FI PS garage/workshop with drought tolerant species, subject to approval by the Community Development Department. Mitigation Measures Mitigation Measure 3.15.1: The project shall be conditioned to comply with all BP BSIPS 3.b.1 applicable District regulations pertaining to the control of fugitive dust (PM - 10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction Planning Commission Resolution 2005-0025 April 5, 2005 Conditions of Approval / Mitigation Monitoring Program Detached Garage CUP 2004-0147 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 Notes equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re - vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast - germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 6.b.1: All cut and fill slopes shall be hydro seeded with BP BS/PS 6.b.1 an appropriate erosion control method (erosion control blanket, hydro- Planning Commission Resolution 2005-0025 April 5, 2005 Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business BS: Building Services Detached Garage License FD: Fire Department GP: Grading Permit PD: Police Department BP: Building Permit CE: City Engineer CUP 2004-0147 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy mulch, or straw mulch appropriately anchored) immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean up of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 6.c.d.1: A soils report shall be required to be submitted BP BS 6.c.d.1 with a 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 11.d.1: All construction activities shall comply with the BP PS 11.d.1 City of Atascadero Noise Ordinance for hours of operation. Planning Commission Resolution 2005-0025 April 5, 2005 Exhibit B: Site/Grading Plan 0- &--1 4 -Maa 1 i ;!] 0 0 Condition #6, Provide Landscape on fill slopes I I I I I 1 1 I I I I I I I 11 1 I I I I \\ I I I I \ 1 s1 1 1 \ I II (I1 111 111 1 1E ' 3 /l r /l I I I �j I z� q j UI � i rr r i �► ,l ! it �� rl i s� � i i I 1 1 1 1 1 1 1 I r /J '1t1IIl1I +III I � \' ' , I t I I � I + + ,.,:..• a.:�.'•.; `�.�,:.; ;< ��`�. .:. \\ \ \ , I �r \ 1 I I I 1 d •; ;'a \ l l l l 1 :,... �. •�:: •- -:c; \ 1 1 , I 1 1 It o p 1� l r r r l lr rr 11 I i I I I I \ ...J a I l l s I� Ii!1 I p i r r 1 1 �► � �� /}� I i _ r 1 I , / Proposed Building location Existing Residence Planning Commission Resolution 2005-0025 April 5, 2005 Exhibit C: Building Elevations Color of Steel Building Walls and Base trim: Desert Sand Liner Trim: Polar White Roof and Eave Trim: Fern Green ITEM NUMBER: 5 DATE: 4-5-05 Atascadero Planning Commission Staff Report - Community Development Department Tentative Parcel Map 2004-0060 (AT 04-0130) West Front, South of San Gabriel Road and North of San Rafael Road (APN 056-162-040) (Kenyon) RECOMMENDATION(S): The Planning Commission: Adopt Resolution No. PC 2005-0026 approving Tentative Parcel Map 2004-0060 (AT 04-0130), a request to subdivide one parcel totaling three acres, gross, into three parcels of one gross acre each, based on findings and subject to conditions. REPORT -IN -BRIEF: A request to subdivide one existing lot of record to create a three (3) -lot, residential subdivision with parcels of one gross acre each. The site is located on the west side of West Front Street, South of San Gabriel Road and North of San Rafael Road in an area designated by the General Plan to accommodate additional residential density. The overall slope of the property is between 5% and 19%. 6"111 Lly. IV LipfflWAT 1. Applicant/Owner: Linda Kenyon, 755 Seville Lane Vacaville, California 95688 (707) 448-6168 2. Representative: Daniel J. Stewart & Associates, 597 12th Street Paso Robles, California 93446 (805) 238-0700 3. Project Address: West Front Street, South of San Gabriel Road and North of San Rafael Road, Atascadero, California 93422 ITEM NUMBER: 5 DATE: 4-5-05 4. General Plan Designation: SFR -Y (Single Family Residential, one -acre minimum) 5. Zoning District: RSF-Y (Residential Single Family, one -acre minimum, gross) 6. Site Area: 3.02 acres, gross 7. Existing Use: Vacant 8. Environmental Status: Class 15 Categorical Exemption DISCUSSION: Background: The site consists of one vacant parcel and is gently to moderately sloped. There are several native oak trees on the property and the applicant has designated building envelopes that minimize impacts to native trees. Development is not proposed at this time. �1 ►WE The surrounding parcels are generally developed with single-family residences on one to three acre lots. ITEM NUMBER: 5 DATE: 4-5-05 Analysis: Minimum lot size for RSF -Y parcels is one gross acre. The proposed subdivision is consistent with this requirement. The project would result in three lots with the potential to develop one single family home and one secondary unit with a maximum size of 1,000 square feet on each lot. Access to the resulting lots would be developed off West Front Road. There is an eight - inch sewer main in West Front, along the property frontage and the parcels would be required to connect to the sewer at the time of development (Condition 29). Highway 101 Noise: The maximum noise level for outdoor activities in residential neighborhoods is 60 dB Ldn/CNEL and 45 dB Ldn/CNEL for interior activities. This site is within the 65 L noise zone along Highway 101, however an adjustment of -5 dBs can be made because the Highway is below an embankment (see photos 1 and 2). Maximum noise exposure is then reduced to 60 dB, the maximum allowed by the Noise Element of the General Plan. Prniart -Oita Highway ITEM NUMBER: 5 DATE: 4-5-05 Conditions have been added to the project to insure the interior of new residential units does not exceed the 45 dBs (Conditions 7). Environmental Review: The proposed parcel map is a Class 15 categorical exemption from the California Environmental Quality Act. rxEE DATA EV 11' V_ PARCEL MAP A. T. 04-0130 Z VAP�1 1 vbam) IIUm i � / � • � 4 VW FAW Aw HIGHWAY 101 1111. J. 971/8 t lla7G omnia a awnroa Proposed Tentative Map for Parcel Map AT 04-0130 ITEM NUMBER: 5 DATE: 4-5-05 Conclusion: As conditioned, the subdivision is consistent with the General Plan and Zoning Ordinance. The parcel configurations are consistent with the Subdivision Ordinance requirements and the size and shape of the proposed lots are consistent with the character of the immediate neighborhood. Staff recommends the Planning Commission approve the Tentative Parcel Map as proposed. FISCAL IMPACT: The project would likely have a slight negative impact on City revenues. As a general rule, single-family dwellings require services that exceed the revenue generated by the proposed uses. ALTERNATIVES: 1. The Commission may approve the subdivision subject to additional or revised project conditions. The Commission's motion to approve needs to include any new or revised project conditions. 2. The Commission may deny the subdivision if it is found to be inconsistent with the General Plan or any of the other required findings. The Commission's motion to deny must include a finding basis for denial. 3. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. ATTACHMENTS: Attachment 1 Location Map (General Plan & Zoning) Attachment 2 Aerial View from GIS Attachment 3 Resolution 2005-0026 ITEM NUMBER DATE: 4-5-05 ATTACHMENT 1: Location Map (General Plan and Zoning) TPM 2004-0060 West Front, South of San Gabriel Road and North of San Rafael Road r amino Real I S an. Rafael Road MOR ITEM NUMBER DATE: 4-5-05 ATTACHMENT 2: Aerial View from GIS TPM 2004-0060 (AT 04-0130) West Front, South of San Gabriel Road and North of San Rafael Road ITEM NUMBER DATE: 4-5-05 ATTACHMENT 3: Draft Resolution PC 2005-0026 Approving TPM 2004-0060 (AT 04-0130) West Front, South of San Gabriel Road and North of San Rafael Road DRAFT RESOLUTION NO. PC 2005-0026 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING TENTATIVE PARCEL MAP 2004-0060 (AT 04-0130) TO DIVIDE ONE LOT INTO THREE RESIDENTIAL LOTS ON THE WEST SIDE OF WEST FRONT STREET, SOUTH OF SAN GABRIEL ROAD AND NORTH OF SAN RAFAEL ROAD (APN 056-162-040) (KENYON) WHEREAS, Linda Kenyon, 755 Seville Lane, Vacaville, California 95688 (Applicant/Property Owner) applied for a Tentative Parcel Map to subdivide one lot totaling 3.02 acres, gross into three lots of one gross acre each; and, WHEREAS, the proposed project has a General Plan Designation of SFR -Y (Single Family Residential, one gross acre, minimum) and is in conformance with the Land Use Element of the General Plan and all other applicable General Plan policies; and, WHEREAS, the site is located in the RFS -Y (Residential Single Family, one gross acre, minimum) zoning district with a minimum lot size of one gross acre, which allows for the proposed use and density when certain findings are made; and, WHEREAS, the project is a Class 15 Categorical Exemption from the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission held a duly noticed public hearing to consider the proposed Tentative Parcel Map application on April 5, 2005 at 7:00 p.m. and considered testimony and reports from staff, the applicants, and the public. NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for approval of subdivision. The Planning Commission finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. ITEM NUMBER: 5 DATE: 4-5-05 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 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 subdivision is consistent with the character of the immediate neighborhood. 7. 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. 8. The proposed subdivision design and type of improvements proposed will not cause serious public health problems. 9. The proposed subdivision will be accomplished without detriment to the adjacent properties. SECTION 3. Approval. The Planning Commission does hereby approve Tentative Parcel Map 2004-0060 (AT 04-0130) to subdivide one parcel totaling 3.02 acres into three parcels of one gross acre each, subject to the following Conditions and Exhibits: EXHIBIT A: Conditions of Approval EXHIBIT B: Tentative Parcel Map 2004-0060 On motion by Commissioner and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ADOPTED: ABSTAINED: ITEM NUMBER DATE: 4-5-05 CITY OF ATASCADERO, CA Greg Porter, Planning Commission Chairperson ATTEST: Warren Frace Planning Commission Secretary ITEM NUMBER DATE: 4-5-05 EXHIBIT A: Conditions of Approval Draft Resolution PC 2005-0026 TPM 2004-0060 (AT 04-0130) Conditions of Approval Program Timing Responsibility /Monitoring TPM 2004-0060 (AT 04-0130) FM: Final Map PS: Planning Services GP: Grading Prmt BS: Building Services BP: Building Prmt FD: Fire Department West Front, South of San Gabriel Road and North of San TO: Temporary PD: Police Department Rafael Road Occupancy CE: City Engineer F0: Final WW: Wastewater Occupancy CA: City Attorney PI: Public AMWC: Atascadero Improvements Mutual Water Company Standard Planning Conditions 1. The approval of this application shall become final, subject to the Ongoing PS 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 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, or a final map is recorded with the County Recorder's Office. 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 final parcel map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. ITEM NUMBER DATE: 4-5-05 Conditions of Approval Program Timing Responsibility /Monitoring TPM 2004-0060 (AT 04-0130) FM: Final Map PS: Planning Services GP: Grading Prmt BS: Building Services BP: Building Prmt FD: Fire Department West Front, South of San Gabriel Road and North of San TO: Temporary PD: Police Department Rafael Road Occupancy CE: City Engineer F0: Final WW: Wastewater Occupancy CA: City Attorney PI: Public AMWC: Atascadero Improvements Mutual Water Company Project Specific Conditions 7. The following construction specifications shall be incorporated FO BS/PS into all new residential construction to minimize any noise impacts associated with Highway 101: ■ Vents and roof penetrations: Soffit vents, eave vents, dormer vents and other wall and roof penetrations shall be located on the walls and roofs facing away from the noise source (facing north, east, and south). ■ Walls: The walls of critical living spaces, such as living rooms, lounges, bedrooms, dens, and habitable spaces in dwelling units nearest the noise source shall have wall construction with an S.T.0 (Sound Transmission Class) rating of 30 or greater. Common acoustic leaks, such as electrical outlets, pipes, vents, ducts, flues, and other breaks in the integrity of the wall, ceiling or roof construction on the side of the dwellings nearest transportation noise source shall receive special attention during construction. All construction openings and joints on the walls on the noise facing the side of the site shall be insulated, sealed and caulked with a resilient, non - hardening caulking material. All such openings and joints shall be airtight to maintain sound isolation. ■ Windows: To meet the interior LDN 45 dBA requirements, windows for critical habitat spaces of affected units facing the noise source shall be of double -glazed construction with one light of laminated glass, and installed in accordance with the recommendations of the manufacturer. The windows shall be fully gasketed, with an S.T.C. rating of 30 or better, as determined in testing by an accredited acoustical laboratory. Engineering Standard Conditions 8. In the event that the applicant is allowed to bond for any public FM CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 9. An engineer's estimate of probable cost shall be submitted for FM CE review and approval by the City Engineer to determine the ITEM NUMBER DATE: 4-5-05 Conditions of Approval Program Timing Responsibility /Monitoring TPM 2004-0060 (AT 04-0130) FM: Final Map PS: Planning Services GP: Grading Prmt BS: Building Services BP: Building Prmt FD: Fire Department West Front, South of San Gabriel Road and North of San TO: Temporary PD: Police Department Rafael Road Occupancy CE: City Engineer F0: Final WW: Wastewater Occupancy CA: City Attorney PI: Public AMWC: Atascadero Improvements Mutual Water Company amount of the bond. 10. The Subdivision Improvement Agreement shall record FM CE concurrently with the Final Map. 11. The applicant shall enter into a Plan Check/Inspection agreement FM CE with the City. 12. A six (6) foot Public Utility Easement (PUE) shall be provided FM CE contiguous to West Front property frontage. 13. The applicant shall acquire title interest in any off-site land that FM CE 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. 14. Drainage easements shall be obtained by the applicant as FM CE needed to accommodate both public and private drainage facilities. The applicant shall address storm water detention prior to grading and drainage approval. 15. A preliminary subdivision guarantee shall be submitted for review FM CE in conjunction with the processing of the final parcel map. 16. The final map shall be signed by the City Engineer prior to the FM CE map being placed on the agenda for Planning Commission/City Council acceptance. 17. Prior to recording the final map, the applicant shall pay all FM CE outstanding plan check/inspection fees. 18. Prior to recording the final map, the applicant shall complete all FM CE improvements required by these conditions of approval. 19. Prior to recording the final map, the applicant's surveyor shall set FM CE monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. ITEM NUMBER DATE: 4-5-05 Conditions of Approval Program Timing Responsibility /Monitoring TPM 2004-0060 (AT 04-0130) FM: Final Map PS: Planning Services GP: Grading Prmt BS: Building Services BP: Building Prmt FD: Fire Department West Front, South of San Gabriel Road and North of San TO: Temporary PD: Police Department Rafael Road Occupancy CE: City Engineer F0: Final WW: Wastewater Occupancy CA: City Attorney PI: Public AMWC: Atascadero Improvements Mutual Water Company 20. Prior to recording the parcel map, the applicant shall submit a FM CE 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. 21. All existing and proposed utility, pipeline, open space, or other FM CE easements are to be shown on the final map. If there are building or other restrictions related to the easements, they shall be noted on the final map. The applicant shall show all access restrictions on the final map. 22. Prior to recording the final map, the applicant shall have the map FM CE reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the final map. 23. All public improvements shall be constructed in conformance with FM CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 24. The applicant shall be responsible for the relocation and/or FM CE alteration of existing utilities. FM CE 25. The applicant shall install all new utilities (water, sewer, gas, electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 26. Prior to the final inspection of any public improvements, the FM CE 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. 27. The applicant shall monument all property corners for FM CE construction control and shall promptly replace them if disturbed. ITEM NUMBER DATE: 4-5-05 Conditions of Approval Program Timing Responsibility /Monitoring TPM 2004-0060 (AT 04-0130) FM: Final Map PS: Planning Services GP: Grading Prmt BS: Building Services BP: Building Prmt FD: Fire Department West Front, South of San Gabriel Road and North of San TO: Temporary PD: Police Department Rafael Road Occupancy CE: City Engineer F0: Final WW: Wastewater Occupancy CA: City Attorney PI: Public AMWC: Atascadero Improvements Mutual Water Company Engineering Project Specific Conditions 28. Applicant shall slurry seal West Front along entire property FM BS frontage. All lane markings or striping covered by slurry seal shall be replaced. 29. At the time of development, all new construction shall connect to FO CE/BS the City's wastewater facilities. Septic systems will not be permitted. Building /Fire Marshal: 30. All roads, access ways and driveways shall be built to Fire GP FD/PS/BS Department standards, including turnouts and/or turnarounds, as required. 31. All residential structures shall be within 800 feet of a fire hydrant GP FD/PS/BS as measured along the road and driveways. Water Company: 32. Prior to recordation of the Final Map, the applicant shall submit FM AMWC plans to AMWC for 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. 33. Prior to the issuance of building permits, the applicant shall obtain GP/BP AMWC/BS a "Will Serve" letter from the Atascadero Mutual Water Company for each of the Lots. 34. Prior to the start of construction, the applicant shall pay all GP/BP AMWC installation and connection fees required by the Atascadero Mutual Water Company. ITEM NUMBER DATE: 4-5-05 Conditions of Approval Program Timing Responsibility /Monitoring TPM 2004-0060 (AT 04-0130) FM: Final Map PS: Planning Services GP: Grading Prmt BS: Building Services BP: Building Prmt FD: Fire Department West Front, South of San Gabriel Road and North of San TO: Temporary PD: Police Department Rafael Road Occupancy CE: City Engineer F0: Final WW: Wastewater Occupancy CA: City Attorney PI: Public AMWC: Atascadero Improvements Mutual Water Company 35. Separate water meters for domestic water service are required GP/BP AMWC for each individual lot created by the subdivision. 36. The applicant shall provide AMWC with easements for those Ongoing AMWC water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained rights- of-way. AMWC shall review the form and content of the easements before recordation. ITEM NUMBER: 5 DATE: 4-5-05 EXHIBIT B: Tentative Parcel Map Draft Resolution PC 2005-0026 TPM 2004-0060 (AT 04-0730) CDvlpmnt\- TPM - Tentative Parcel Maps\TPM 02\TPM 2004-0060 West Front, South of San Gabriel Road and North of San Rafael Road \TPM 2004-0060 PC Staff Report.km.doc ITEM NUMBER: 6 DATE: 4-5-05 Atascadero Planning Commission Staff Report - Community Development Department Annual Housing Report (Calendar Years 2003 — 2004) RECOMMENDATION: Planning Commission receive and file the attached annual housing report. DISCUSSION: Background: The State of California requires all cities to file an annual Housing Report to the Department of Housing and Community Development (HCD). The purpose of the housing report is to monitor the implementation of the City's General Plan Housing Element and progress toward meeting the City's Regional Housing Needs Allocation (RHNA). The City is filing a two year report for the calendar years 2003 and 2004. Due to the San Simeon Earthquake recovery effort and City Hall relocation, the 2003 report was not filed last year. Summary: The City of Atascadero has made tremendous progress in meeting the goal of providing a variety of housing opportunities for the public since the adoption of the General Plan in 2002. The Council has tasked staff with a number of priorities related to housing production and general plan implementation including: ■ Implement the General Plan's Smart Growth Principles ■ Increase the amount of affordable housing ■ Implement an inclusionary housing program ■ Allow mixed use development in commercial zones ■ Encourage infill and reinvestment of under utiltized areas ■ Create a 2nd Unit housing program and amnesty program ■ Expand the use of the density bonus program for affordable housing ■ Cooperate with outside agencies on affordable housing projects ■ Improve the permitting process with the Permit Streamlining program The City has made significant progress on all of these priorities. Section 2 of the attached report provides a detailed description of the progress and accomplishments related to these tasks. One of the primary goals of the General Plan was to utilize Smart Growth principles to encourage infill development within the urban core rather than permit development at the periphery of town. The Urban Form diagram of the 2002 General Plan identified the urban core as the areas along EI Camino Real and Morro Road with Downtown as the central node for the community. General Plan Policy LOC 1.1.1 calls for the preservation of community "elbow room" and rural character by maintaining large lots at the perimeter of town and directing new development into the Urban Core. Goal LOC 1. Protect and preserve the rural atmosphere of the community by assuring "elbow room" for residents by means of maintenance of large lot sizes which increase in proportion to distance beyond the Urban Core. Policy 1.1. Preserve the rural atmosphere of the community and assure "elbow room" in areas designated for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside areas and existing neighborhoods. FIGURE 11-3: Urban form of Afascadero Mixed Use Rural / Suburban Residential (2.5 ac min lots) Family Neighborhoods Inc,.Sing Elbow Room Q i Greenbelt v W+L--- .�....wwr ununnultllllllllllluunnunnun� 71111 Since the adoption of the General Plan in 2002 the City has approved land use entitlements for approximately 1,400 dwelling units. The following diagram indicates that the vast majority of these new units are located within the Urban Core, consistent with the General Plan's Smart Growth Principles. City of Mascadero {1L7 T d + 33 approved Pesidenflal Projeris ha6n _ w7-6-- y .6 5 err City Be.ndnb. iP tua.w t.uwrl is rr rwr rrr !!r r..ir Ow o.w•. f., vrto Spr.N� ` �� U- O.WVMN— Me l � _ � p. Fnd•+.Y bt.vV y 11� 5fbr Sro.v... 4:y�a�w n Oo..xrn ...� ?� 't' 30 36 7 ^ mow.. weawt {1L7 T d + 33 .14 .R.w PW. UN UN DWWW. t.Se00 fcr amy.Ra.l M.ry �� - C w.eh yw�.m.x�ae u...• !i cam._ ha6n _ w7-6-- y .6 err tua.w t.uwrl is rr rwr rrr !!r r..ir .14 .R.w PW. UN UN DWWW. t.Se00 fcr amy.Ra.l M.ry �� - C w.eh yw�.m.x�ae u...• !i Analysis: The year 2004 is approximately half way through the RHNA time period. The RHNA allocates approximately 180 dwelling units per year to the City of Atascadero. As of December 31, 2004, Atascadero has met approximately 46% of its housing allocation, and has met or exceeded the requirement for above moderate or market rate housing. Currently the City has met approximately 35% of the requirement for moderate housing, and 6% for low housing. These percentages only reflect units that have been finaled and don't reflect future entitled units. Most of these units were approved prior to the adoption of the inclusionary affordable housing policy. Staff expects that the City's percentage of very low, low and moderate income units will increase significantly in the next two years as projects approved under the inclusionary policy begin construction. Several projects which received entitlement in 2004 include provisions for approximately 58 very low units. These units will not come on line until 2005/2006, depending on the individual developer's timeframes. Currently, a staff task force has been created to review and coordinate the City's affordable housing efforts. The task force includes staff from Community Development, Redevelopment, Finance and the City Manager's Office. The task force is reviewing the implementation and management issues related to construction and financing of affordable housing units. TABLE 6 — City of Atascadero's Share of the RHNA * The Low category includes all second residential units and guest houses. ** The moderate category includes all non -deed restricted multi -family units. SINGLE FAMILY UNITS BY INCOME CATEGORY YEAR VERY LOW LOW* MODERATE** ABOVE MODERATE TOTALS Target Actual Target Actual Target Actual Target Actual Target Actual 2001 46 0 34 5 41 0 61 94 182 99 2002 45 0 34 133 4 41 91 61 177 181 272 2003 46 0 6 40 3 60 132 179 141 2004 45 0 33 1 40 2 60 131 178 134 2005 46 0 33 0 40 0 61 0 180 0 2006 46 0 34 0 40 0 60 0 180 0 2007 46 0 34 0 40 0 61 0 181 0 2008 (6 Mnths) 25 0 19 0 22 0 33 0 98 0 TOTAL 345 0 254 16 304 96 456 534 1,359 646 * The Low category includes all second residential units and guest houses. ** The moderate category includes all non -deed restricted multi -family units. Since the adoption of the General Plan in 2002, the City has approved entitlements for approximately 1400 dwelling units. The following table includes the project approval dates, total number of units, a break down of affordable units, senior units and mixed use units. In summary, 17% of the total approved units are required to be affordable which equates to 106 moderate income units, 36 low income units, and 90 very low income units. Also included in the table are 99 senior units and 52 mixed use units which have been approved. City of Atascadero - General Plan Housing Element Residential units Approved Since July 2002 Project Name Application Number Date Approved Total Residential Units Above Mod Income Category Moderate Low Very Low Senior Mixed Use Units Housing 1 Apple Valley PD -19 ZCH 2002-0035 08/13/03 70 units 56 units 14 units 0 units 0 units 2 Woodridge Specific Plan SPA ZCH 2003-0041 10/15/03 279 units 229 units 43 units 5 units 2 units 3 La Costa PD -20 ZCH 2002-0027 10/14/03 40 units 32 units 3 units 3 units 2 units 4 Monticito PD -18 GPA 2003-0004 03/25/03 40 units 38 units 2 units 0 units 0 units 5 The Colony PD -17 ZCH 2002-0028 10/22102 38 units 36 units 2 units 0 units 0 units 6 Dove Creek PD -12 ZCH 2003-0049 09/28/04 279 units 259 units 0 units 0 units 20 units 7 The Colony 2 PDA 7 ZCH 2003-0063 05/11/04 32 units 26 units 6 units 0 units 0 units 8 Coromar PD -17 (Pine Mountain) GPA 2003-0009 03/23/04 16 units 11 units 5 units 0 units 0 units 9 7755 Navajoa PD -7 ZCH 2002-0036 04113/04 6 units 5 units 1 units or in -lieu 0 units 0 units 10 7500 Navajoa PD -7 ZCH 2003-0047 09/14/04 4 units 3 units 1 units 0 units 0 units 11 Mariquita PD -7 ZCH 2003-0040 10/14/04 4 units 3 units 1 units or in -lieu 0 units 0 units 12 DeAnza Estates PD -9 ZCH 2003-0069 10/21/03 26 units 21 units 5 units 0 units 0 units 0 units 13 Rochelle Condo Map TTM 2004-0056 11/03/04 60 units 48 units 5 units 5 units 2 units 60 units 14 Oak Grove PD -17 (Sep 28th mtg) ZCH 2004-0082 10/12104 24 units 20 units 0 units [2 units or] 4 units 15 Morro Rd Mixed -Use PD -22 GPA 2004-0013 07/27/04 4 units 3 units 1 units or 5% 0 units 0 units 16 Tunitas PD -7 ZCH 2003-0045 11/25/03 4 units 3 units 1 units or 2.5% 0 units 0 units 17 Southside Villas Apartments CPU CUP 2003-0095 10/21/03 86 units 79 units 0 units [13 units or] 7 units 18 Obispo Rd PD -17 ZCH 2003-0048 01/27/04 8 units 6 units 2 units 0 units 0 units 19 San Jacinto Rd PD -7 ZCH 2003-0053 12/10/04 5 units 4 units 1 units or 5% 0 units 0 units 20 Tunitas/Rosario PD -7 ZCH 2003-0071 04/27104 4 units 3 units 1 units or 51/. 0 units 0 units 21 North Ferrocarril (Pine Mountain) GPA 2003-0009 12/10/02 44 units 44 units 0 units 0 units 0 units 22 3F Meadows LLA 2000-0005 02/05/03 111 units 111 units 0 units 0 units 0 units 23 Emerald Ridge Homes CUP 2003-0116 05/04/04 42 units 42 units 0 units 0 units 0 units 24 5310 Carrizo Road PDA 7 ZCH 2004-0078 01/25/05 12 units 10 units 2 units 0 units 0 units 25 Westpac Mixed Use GPA 2003-0008 10126/04 45 units 36 units 4 units 3 units 2 units 45 units 26 Housing Authority Senior Hotel CUP 2003-0119 12/02103 19 units 0 units 0 units 0 units 19 units 19 units 27 Atascadero Ave -Vintage Homes ZCH 2004-0086 02/22105 12 units 10 units 2 units 0 units 0 units 28 9105 San Diego PD 16 ZCH 2002-0031 02/11/03 5 units 5 units 0 units 0 units 0 units 29 5690 Rosario Ave ZCH 2003-0065 04/13/04 5 units 4 units 1 units or 5% 0 units 0 units 30 6205 San Gabriel PD -16 ZCH 2002-0034 02/11/03 5 units 5 units 0 units 0 units 0 units 31 7250 Santa Ysabel PD -7 ZCH 2001-0017 04/02102 10 units 9 units 1 units 0 units 0 units 32 5245 EI Camino Real GPA 2003-0011 04/03/04 2 units 0 units 2 units 0 units 0 units 2 units 33 Atascadero Christian Homes CUP 8-89 07/06/04 20 units 0 units 0 units 20 units 0 units 20 units 34 5802 Traffic Way CUP 2004-0122 04/07/04 5 units 5 units 0 units 0 units 0 units 5 units 35 6205 Tecorida Ave CUP 2004-0141 12/07/04 8 units 8 units 0 units 0 units 0 units 36 7392 Santa Ysabel ZCH 2004-0090 in process 0 units 0 units 0 units 0 units 0 units 965 EI Camino Real CUP 2003-0106 06/08104 32 units 32 units Total 1406 units 1174 units 106 units 36 units 90 units 99 units 52 units Conclusion: In a region with declining housing production and decreasing affordability, the City of Atascadero has made significant progress toward providing its share of housing. The projects that have been approved to date appear to be adequate to meet the City's RHNA from 2001 — 2008. Housing construction in the Dove Creek, Apple Valley, De Anza Estates and Woodridge projects is expected to begin this year. FISCAL IMPACT: There is not a direct financial impact as a result of this report. ATTACHMENTS: Attachment 1: Annual Housing Report Attachment 1: Annual Housing Report 2003 - 2004 City of Atascadero Annual Housing Report Calendar Years 2003 and 2004 February 2005 CITY OF ATASCADERO CITY COUNCIL Wendy Scalise, Mayor Tom O'Malley, Mayor Pro Tem George Luna, Councilmember Jerry Clay, Councilmember Becky Pacas, Councilmember PLANNING COMMISSION Bob Kelley, Chairperson Joan O'Keefe, Commissioner Greg Porter, Commissioner Roberta Fonzi, Commissioner Ellen Beraud, Commissioner Tim Peterson, Commissioner Tom Jones, Commissioner COMMUNITY DEVELOPMENT DEPARTMENT Warren Frace, Director Steve McHarris, Deputy Director Kerry Margason, Contract Planner TABLE OF CONTENTS INTRODUCTION................................................................................................ 1 SECTION 1 - GOALS AND POLICIES Housing Element Goals and Policies....................................................... 3 SECTION 2 — DESCRIPTION OF HOUSING PROGRAMS AND PROGRAM ACCOMPLISHMENTS Redevelopment Set Aside Housing Fund Program ................................. 8 Inclusionary Housing Policy..................................................................... 8 MixedUse Policy..................................................................................... 12 Second Residential Unit Ordinance......................................................... 12 Second Unit Amnesty Policy.................................................................... 12 Section 8 Housing Voucher Program ...................................................... 13 Cooperation with Other Agencies............................................................ 13 CDBGFunding........................................................................................ 13 DensityBonus......................................................................................... 14 HistoricalPreservation............................................................................. 15 Energy Conservation............................................................................... 16 SECTION 3 — PROGRESS TOWARDS REGIONAL HOUSING NEEDS ALLOCATION, REDUCTION OF GOVERNMENTAL CONSTRAINTS AND OTHER ACCOMPLISHMENTS Progress Towards the Regional Housing Needs Plan Allocation ............ 18 Reduction of Governmental Constraints .................................................. 19 Additional Accomplishments.................................................................... 19 SECTION 4 — SUMMARY AND RECOMMENDED HOUSING PRIORITIES FOR 2005 Summary................................................................................................. 21 Recommended Housing Priorities for 2005 ............................................. 22 TABLES Table 1 — Quantified Objectives of the Housing Element ................................... 6 Table 1A — Quantified Objectives Accomplished ................................................ 23 Table 2 — Redevelopment Housing Funds Received ......................................... 8 Table 3 — Inventory of Affordable Housing Deed Restrictions ............................ 10-11 Table 4 — CDBG Funds Disbursement............................................................... 14 Table 5 — Density Bonus Projects...................................................................... 15 Table 6 — City of Atascadero's Share of the Regional Housing Needs Allocation18 Table 7 — Condominium Projects....................................................................... 19 FIGURES Figure 1 — Issued Building Permits 2000-2004 ................................................... 21 EXHIBITS Exhibit A — City Map with Key Points Located ii INTRODUCTION The past few years have been an exciting time for the City of Atascadero's housing programs. The City Council has taken several actions to promote a variety of housing products and provide affordable housing for our workforce. These actions include: ■ Adoption of a Community Redevelopment Plan in July of 1999 ■ Updating the General Plan and Housing Element in 2002 ■ Adoption of an "Inclusionary Housing" Program in 2003 ■ Adoption of a "Mixed Use" Program in 2004 ■ Adoption of a Second Residential Unit ordinance in 2004 ■ Adoption of a Second Unit Amnesty policy in 2004 All of these actions contribute to Atascadero's housing programs and enable the City to move forward in implementation of the City Council adopted Housing Element. The purpose of this report is to: ■ Comply with Section 65400 of the Government Code; and, ■ Provide the City Council with a summary of the progress made towards reaching the goals of the Housing Element for the years 2003 and 2004; and, ■ Acknowledge the goals which continue to need the attention of the City Council in order to fully implement the Housing Element. The year 2003 is included in this report as it was not completed by the February 2004 deadline. In December of 2003, the City of Atascadero was hit with a 6.5 magnitude earthquake (the San Simeon Earthquake). Due to extensive damage, Atascadero was declared a Federal and State Disaster Area. The existing City Hall was severely damaged and rendered unsafe for occupation. It was necessary for City staff to relocate and become functional again, in a very short amount of time, in order to address the immediate health and safety issues of the community. During the six to eight months following the earthquake, City staff was focused on the recovery effort and consequently the Annual Housing Report for 2003 was not completed by the submission deadline. This report is formatted to meet the recommendations of the State Department of Housing and Community Development. The Housing Element goals and policies are listed in Section 1, followed by a brief description of the City's current housing programs and program accomplishments in Section 2. Section 3 describes the progress achieved in meeting the Regional Housing Needs Allocation, reducing Governmental Constraints on development and a brief discussion of other housing accomplishments. Section 4 is a summary of the City's achievements and Staff recommended housing program priorities for 2005. SECTION 1 GOALS AND POLICIES HOUSING ELEMENT GOALS AND POLICIES GOAL HOS 1: PROMOTE DIVERSE AND HIGH QUALITY HOUSING OPPORTUNITIES TO MEET THE NEEDS OF ALL SEGMENTS OF THE COMMUNITY Policy 1.1: Encourage steady production of new housing, including mixed-use projects in commercial land use areas, to meet the needs of all household types in the City. Policy 1.2: Encourage a variety of high quality housing types in multi -family areas. GOAL HOS 2: INCREASE HOME OWNERSHIP OPPORTUNITIES Policy 2.1: Promote development and construction of new housing units for ownership, especially by low and moderate income families. Policy 2.2: Promote and encourage availability of new housing units to first time homebuyers. GOAL HOS 3: ENSURE THAT AN ADEQUATE AMOUNT OF RENTAL HOUSING EXISTS Policy 3.1: Ensure that the proportion of low and moderate rental housing is not significantly reduced. Policy 3.2: Prioritize construction of additional assisted housing units. GOAL HOS 4: PROTECT AND CONSERVE THE EXISTING HOUSING STOCK AND NEIGHBORHOODS Policy 4.1: Encourage conservation and preservation of neighborhoods and sound housing, including places and buildings of historical and architectural significance. Policy 4.2 Encourage conservation and preservation of houses that have historical and architectural significance. Policy 4.3: Encourage attractive architecture and site landscaping that respect terrain and native trees. Policy 4.4: Protect housing affordability where it currently exists. 3 GOAL HOS 5: ENCOURAGE ENERGY CONSERVATION MEASURES IN NEW AND EXISTING HOMES Policy 5.1: Continue to make residents aware of available energy saving techniques and public utility rebates. Policy 5.2: Encourage solar and other innovative energy designs when consistent with State and local ordinances. GOAL HOS 6: IMPROVE HOUSING OPPORTUNITIES AND LIVING CONDITIONS FOR PEOPLE WITH LOW AND MODERATE INCOMES AND THOSE WITH SPECIAL NEEDS Policy 6.1: Ensure that all persons regardless of race, religion, age, sex, marital status, ancestry, national origin, or color have equal access to sound and affordable housing. Policy 6.2: Encourage lending institutions to provide loans for projects for special needs groups, including one -parent households. Policy 6.3: Encourage multi -family projects that provide affordable housing. Policy 6.4: Encourage the development of multi -bedroom units for families. Policy 6.5: Ensure that persons with disabilities have adequate access to housing. GOAL HOS 7: EXPAND HOUSING ASSISTANCE EFFORTS Policy 7.1: Support rental assistance programs. GOAL HOS 8: DECREASE NON-GOVERNMENTAL CONSTRAINTS ON HOUSING PRODUCTION Policy 8.1: Encourage interplay between lending institutions, the real estate and development community and the City to better understand and address non-governmental constraints and facilitate production of affordable housing. Policy 8.2: Help lower development costs where feasible, especially for low and moderate income housing units. 4 GOAL HOS 9: DECREASE GOVERNMENTAL CONSTRAINTS ON HOUSING PRODUCTION Policy 9.1: Review projects in as timely a manner as possible, while maintaining adequate public involvement and fulfilling the appropriate requirements of State and local laws. GOAL HOS 10: ENSURE AN ADEQUATE SUPPLY OF LAND FOR NEW HOUSING PRODUCTION Policy 10.1: Encourage infill and intensification in areas suitable for housing within the USL. Policy 10.2: Consider revising the Zoning Ordinance to allow mixed use projects outside the downtown area. The Housing Element includes Quantified Objectives, as shown in Table 1 below, and as defined by the City Council, to aid in tracking the progress of meeting the stated goals and objectives. I Table 1: Annual Quantified Objectives, 2001-2008 Program Objective Income Level Very Low Low Moderate Total New Construction 1.1 (2) Downtown mixed use 1 8 9 1.1 (3) Small lot single-family 10 10 1.1 (4) PD in SFR -X Zone 12 12 1.1 (5) Specific Plans for large projects 5 5 1.1 (7) Mobile and group homes 3 3 1.1 (8) Support Apartment Construction 2 6 16 24 2.1 (1) Density bonus 1 4 5 2.1 (2) PD -7 for small lot sub'ds. 5 12 17 2.2(l) Mort. Credit Cert. pgm. 2 2 2.2(2) Inclusionary ordinance 3 3 3.1 (3) Second units in SFR -Y 3 3 3.1 (4) Mixed-use projects 3 4 7 3.2 (1) Pub./private partnerships 3 3 6.4(2) Large family units 3 3 Conservation 3.1 (2) Non-profit involvement 2 2 Rehabilitation 4.1 (3) Federal grant programs 14 14 4.2(3) RDA funds 6 6 4.4(l) No net loss of aff. units 0 Total Planned I Year 46 32 50 128 Total Required / Year 1 461 32 46 124 SECTION 2 DESCRIPTION OF HOUSING PROGRAMS AND PROGRAM ACCOMPLISHMENTS Redevelopment Set Aside Housing Fund Program: The City Council established a Community Redevelopment Agency and adopted a Redevelopment Plan (Plan) in July 1999. A revision to the Redevelopment Plan in May 2003 clarified and refined the Agency's voting requirements. Some of the objectives of the Plan are to revitalize the downtown area, improve/correct existing infrastructure deficiencies, and expand and/or improve the community's housing stock in the redevelopment area. Program Accomplishments (Ongoing Program): As this is a relatively new program, redevelopment funds are still limited. As shown in Table 2 — Redevelopment Housing Funds Received below, the City has received approximately $680,000 in funds for the Low/Moderate Housing Set Asides. Given the high cost of property in Atascadero and the high construction costs, these monies would not be sufficient to fund an actual residential project of any size. To date, the funds are accruing and, over the next year or two, Staff, in conjunction with the Housing Committee, will be outlining programs for the Redevelopment Board of Director's review to best determine how to use the funds to implement the Redevelopment Plan. Table 2 - Redevelopment Housing Funds Received YEAR 1999 Funds In Housing Set Aside Program First Year of Plan, No funds received 2000-2001 $70,366.79 2001-2002 $153,109.74 2002-2003 $190,576.78 2003-2004 $265,446.65 2004-2005 Funds will not be distributed until the end of the Fiscal Year TOTAL TO DATE $679,499.96 Inclusionary Housing Program: In June of 2003, the City Council adopted an "Inclusionary Housing" Program that required all development projects needing a "legislative" approval to deed restrict 20% of the proposed residential units for affordable housing. The required 20% is to be distributed as 20% Very Low, 37% Low and 43% Moderate in multi -family and commercial mixed use zoning districts and 100% Moderate in single family residential zoning district. Projects proposing ten (10) units or less may, at the developer's option, pay in -lieu fees at 2.5% of the construction valuation for each residential unit or fractional unit in the project. Projects proposing eleven (11) or more residential units must have City Council approval to use the in -lieu fee option. Deed restrictions are for a period of 30 years. The program also requires that the affordable units be of comparable quality and dispersed throughout the project. In November 2003, the City Council revised the Inclusionary Housing Program to require that in lieu fees be raised to 5%, calculated on the construction valuation of the market rate units. M Program Accomplishments (Ongoing Program): In 2003 and 2004, the City processed several entitlement permits that required inclusionary housing or in -lieu fees. Many of these projects are still in the process of recording final maps and applying for building permits. In 2003, deed restrictions were obtained for three (3) units, all at the moderate level. Building permits were completed for three moderate deed restricted units in 2003 (two of the moderate units from 2003 and one moderate unit that began construction in 2002). In 2004, there were 27 deed restrictions, all at the moderate level. Approximately 20 of these units are under construction. One unit has been completed. Table 3 — Inventory of Affordable Housing Deed Restrictions, on the next page, shows the City's current inventory of deed restricted units. Please note that the inventory is based on actual, recorded documents, and does not necessarily reflect all the approved entitlement projects which have inclusionary housing requirements. Exhibit A, attached to this report, shows the location of the units and provides a tabulation of the type of deed restriction obtained. Exhibit A locates both projects which have been approved, but are still in the final map and/or building permit stages and projects which have completed the construction process. Many of the units listed in Exhibit A will not come on line until 2005/2006. As of December 31, 2004, the City had not collected any in -lieu fees. It is anticipated that the City will begin collecting these fees in 2005 for projects that have the option of paying the fees. This housing program contributes to the implementation of Housing Element Goals 2, 6 and 8. z This page left blank for insertion of Table 3 - Inventory of Deed Restricted Units Mixed Use Policy: Provisions for mixed use residential/commercial development were added to the General Plan during the update process in 2002. In April 2004, the City Council adopted a mixed use application processing policy. This policy allows for Vertical Mixed Use through a Zone Change/Planned Development application and Horizontal Mixed Use through a General Plan Amendment. Program Accomplishments (Ongoing Program): The City processed its first mixed use entitlement in 2004 as a General Plan Amendment for a horizontal mixed use project. The project allowed for a commercial use on a main thoroughfare, with a duplex unit behind the store. Since that time, the City has processed approximately 3 additional mixed use projects, resulting in 318 units. Exhibit A, attached, shows the location of the mixed use projects and provides a tabulation of the residential units for each project. This housing program contributes to the implementation of Housing Element Goals 1, 2, and 10. Second Residential Unit Ordinance: On July 27, 2004, the City Council adopted a "Secondary Residential Units and Accessory Structures" Ordinance, that became effective August 27, 2004. Previous to this ordinance, second units were only allowed in the Single Family, One Acre Minimum Zoning District, when the property was verified to be one acre net. The new ordinance allows for second units in all residential zoning districts, subject to development standards regulating square footage, parking and wastewater requirements. Program Accomplishments (Ongoing Program): The City's updated Second Residential Unit Ordinance became effective on August 27, 2004. Under the new ordinance, approximately 4 permits were submitted for processing in 2004. These second units are incorporated into Table 6, as "Low" income units. This housing program contributes to the implementation of Housing Element Goals 3, 4, 6, 9 and 10. Second Unit Amnesty Program: In addition to the Second Unit Ordinance, the City Council adopted a Second Unit Amnesty Policy that provides for registration of second units and guesthouses that were constructed or converted without entitlement or construction permits. The Amnesty Program runs from September 1, 2004 until September 1, 2006. Program Accomplishments (Ends September 1, 2006): Since the implementation of the Second Unit Amnesty Program on September 1, 2004, the City has only processed one (1) permit for non -permitted conversions or second units. It is anticipated that several permits will be processed in 2005. This housing program contributes to the implementation of Housing Element Goal 4. 12 Section 8 Housing Voucher Program: This is a state funded program, administrated by the Housing Authority of San Luis Obispo (HASLO). Income qualified households may have a portion of their residential rental costs subsidized by the program. Program Accomplishments (Ongoing Program): This program is administered by the Housing Authority of San Luis Obispo (HASLO). HASLO has administered the program since the mid-1970s. As of January 4, 2005, HASLO has 266 units (15%) within the City of Atascadero under Voucher contract out of a total of 1,775 units County -wide. This housing program contributes to the implementation of Housing Element Goal 3. Cooperation with Other Agencies: This is a flexible, informal policy that allows the City to work with public and/or non-profit agencies in the procurement and/or construction of various affordable housing products to meet the needs of multi -family, single-family and senior households. Program Accomplishments (Ongoing Program): In 2004, the City worked with the Economic Opportunity Commission (EOC) processing an entitlement permit that allows for a 32 -bed overnight shelter in its Residential Suburban zoning district. To date, the project has not been built, however, EOC has indicated that they are working on grant funding, and construction plans may be submitted in Summer 2005. HASLO processed entitlement permits for a 19 -unit senior housing project. The conditional use permit was approved in December 2003. Building permits have been submitted for this project and Staff is currently working with HASLO to find ways to reduce construction costs. The entire project will be deed restricted to require that none of the units be rented for more that 60% of the median county income level, qualifying the units as "lower" income. In addition, the City works closely with HASLO in the administration of the Section 8 program, certification of eligible households for deed restricted units, and exploring ways and means to promote and provide affordable housing within the City. This housing program contributes to the implementation of Housing Element Goals 1, 3, 6 and 7. CDBG Funding: Community Development Block Grant (CDBG) funding is provided by the Federal Government to communities. These grants are intended to benefit low and moderate income groups, address slums or blight and/or meet a particularly urgent community development need. Program Accomplishments (Ongoing Program): In keeping with the goals (and requirements) of the CBDG program, the City uses these funds to support and assist youth, housing, health, and code enforcement programs, in addition to urban renewal projects. 13 As shown in Table 4 — CDBG Funds Disbursement, approximately 20% of the CBDG funds for 2003 and 2004 were awarded to various housing programs, including the EI Camino Homeless Organization (ECHO). This organization provides overnight shelter to homeless individuals and works with the Economic Opportunity Commission (EOC) of San Luis Obispo County to provide ongoing services designed to help individuals into permanent housing situations. CBDG grants were also awarded to the North County Women's Resource Center (NCWRC) for renovation of their emergency shelter. Table 4 — CDBG Funds Disbursement Program Category 2003 Award Percent 2004 Award Percent Americans with Disabilities Act $22,000 9% $67,679 30% Youth Services $49,100 22% $7,000 3% Health Services $6,000 3% $2,000 1% Housing Services $17,900 8% $27,345 12% *Redevelopment/Economic Development $5,500 2% $26,500 12% Code Enforcement $85,000 37% $50,000 22% Administration $42,174 19% $45,131 20% **TOTALS $227,674 100% $225,655 100% *Literacy Council grants are included in the economic development funds **Code Enforcement grants include substandard housing enforcement funds This housing program contributes to the implementation of Housing Element Goal 6. Density Bonus: The City provides a density bonus program that allows for a 35% increase over the base density when deed restricted affordable housing is provided in a project. In addition to the 35% increase, an additional 15% increase may be awarded for a project that provides exceptional architectural design. Program Accomplishments (Ongoing Program): Over the course of the last two years, several projects have been through the entitlement process which included density bonuses. The City allows for an additional 10% density increase over the State requirement of 25% when inclusionary housing is included in a project. Projects with exceptional architectural design may receive an additional 15% density increase, for a potential total of a 50% increase over base density. Table 5 — Density Bonus Projects shows the projects which have received bonus densities in the last two years. 14 Table 5 — Density Bonus Projects * Zoning Designations RS = Residential Suburban; RSF-X = Residential Single Family, .5 acre minimum; Mixed = Residential and Commercial Use; RMF -16 = Residential Multi -family, 16 units per acre; CR = Commercial Retail This housing program contributes to the implementation of Housing Element Goals 1, 2, 6 and 8. Historical Preservation: Historical preservation was a noted concern of the Atascadero community during the general plan update process. To address this concern, the City Council adopted a historical preservation goal in the housing element. In conjunction with infill development in some of Atascadero's older neighbors, the City Council has applied an historical overlay district on five (5) of the remaining Colony houses. Program Accomplishments (Ongoing Program): The recently updated General Plan Housing Element includes a goal to protect and conserve the existing housing stock and neighborhoods. Conservation and preservation of neighborhoods and sound housing, including places and buildings of historical and architectural significance is a major policy of this goal. The City of Atascadero was subdivided by E.G. Lewis in the early 1900's and marketed as a "utopian farming community." Several of the original lots were sold and developed with "colony" homes which still exist today. Preservation of these homes, where feasible, is important for maintaining a connection to the original principles upon which Atascadero was built. 15 25% 35% Bonus/ 15% Bonus Project Zoning* Base State Inclusionary for Excp. Total Density Bonus Housing Arch Units Quality North Ferrocarril RS 12 4 16 ZCH 2002-0029 Apple Colony RSF-X 56 14 70 (ZCH 2002-0035) Woodridge RSF-X 269 9 278 ZCH 2003-0041 Dove Creek PD -12 Mixed 200 70 9 279 (ZCH 2003-0049) The Colony 2 PD 17 RSF-X 28 3 31 ZCH 2003-0063 Southside Villas Apts RMF -16 64 22 86 (CUP 2003-0095) EI Camino Senior Hotel CR 14 5 19 CUP 2003-0119 Oak Grove PD 17 RSF-X 21 3 24 (ZCH 2004-0082) TOTALS 1 664 1 21 1 97 1 21 1 803 * Zoning Designations RS = Residential Suburban; RSF-X = Residential Single Family, .5 acre minimum; Mixed = Residential and Commercial Use; RMF -16 = Residential Multi -family, 16 units per acre; CR = Commercial Retail This housing program contributes to the implementation of Housing Element Goals 1, 2, 6 and 8. Historical Preservation: Historical preservation was a noted concern of the Atascadero community during the general plan update process. To address this concern, the City Council adopted a historical preservation goal in the housing element. In conjunction with infill development in some of Atascadero's older neighbors, the City Council has applied an historical overlay district on five (5) of the remaining Colony houses. Program Accomplishments (Ongoing Program): The recently updated General Plan Housing Element includes a goal to protect and conserve the existing housing stock and neighborhoods. Conservation and preservation of neighborhoods and sound housing, including places and buildings of historical and architectural significance is a major policy of this goal. The City of Atascadero was subdivided by E.G. Lewis in the early 1900's and marketed as a "utopian farming community." Several of the original lots were sold and developed with "colony" homes which still exist today. Preservation of these homes, where feasible, is important for maintaining a connection to the original principles upon which Atascadero was built. 15 This housing program contributes to the implementation of Housing Element Goal 4. Energy Conservation: This program strives to inform residents of available energy saving techniques and alternative and/or innovative energy designs. Program Accomplishments (Ongoing Program): The City uses public information brochures and other materials to inform residents of energy saving techniques and allows for the construction of solar and wind generated facilities. In 2003, the Building Department issued six (6) permits for construction of solar - powered energy systems, and in 2004 nine (9) building permits were issued for solar - powered facilities. 16 SECTION 3 PROGRESS TOWARDS REGIONAL HOUSING NEEDS ALLOCATION, REDUCTION OF GOVERNMENTAL CONSTRAINTS AND OTHER ACCOMPLISHMENTS Progress Towards the Regional Housing Needs Plan Allocation: The City of Atascadero recently adopted an updated housing element in June 2002. The updated element was completed prior to the final calculations on the Regional Housing Needs Plans (RHNP) by the San Luis Obispo Council of Governments (SLOCOG). The final RHNP (adopted in January 2003) is shown in Table 2, below, as the "Target" for the various income levels. The "Actual" column shows the number of residential building permits completed for the various income groups. The table includes the timeframe for meeting the RHNP, in order to show the City's overall progress. The "Actual" column is based on completed building permits. TABLE 6 — City of Atascadero's Share of the RHNP * The Low category includes all second residential units and guest houses. ** The moderate category includes all non -deed restricted multi -family units. The year 2004 is approximately half way through the RHNP time period. As of December 31, 2004, Atascadero has met approximately 46% of its housing allocation, and has met or exceeded the requirement for above moderate or market rate housing. Currently the City has met approximately 35% of the requirement for moderate housing, and 6% for low housing. Several projects which received entitlement in 2004 include provisions for approximately 58 very low units. These units will not come on line until 2005/2006, depending on the individual developer's timeframes. 18 SINGLE FAMILY UNITS BY INCOME CATEGORY YEAR VERY LOW LOW* MODERATE** ABOVE MODERATE TOTALS Target 146 Actual Target Actual Target Actual Target I Actual Target Actual 2001 0 34 5 41 0 61 94 182 99 2002 45 0 34 4 41 140 91 61 177 181 272 2003 46 0 33 6 40 3 60 132 179 141 2004 45 0 33 1 2 60 131 178 134 2005 46 0 33 0 40 0 61 0 180 0 2006 46 0 34 0 40 0 60 0 180 0 2007 46 0 34 0 40 0 61 0 181 0 2008 (6 Mnths) 25 0 19 0 22 0 33 0 98 0 TOTAL 345 0 254 16 304 96 456 534 1,359 646 * The Low category includes all second residential units and guest houses. ** The moderate category includes all non -deed restricted multi -family units. The year 2004 is approximately half way through the RHNP time period. As of December 31, 2004, Atascadero has met approximately 46% of its housing allocation, and has met or exceeded the requirement for above moderate or market rate housing. Currently the City has met approximately 35% of the requirement for moderate housing, and 6% for low housing. Several projects which received entitlement in 2004 include provisions for approximately 58 very low units. These units will not come on line until 2005/2006, depending on the individual developer's timeframes. 18 Reduction of Governmental Constraints: Over the past few years, the City of Atascadero has implemented several new programs and policies to reduce governmental constraints on housing production. While these programs and policies are difficult to quantify, the feedback from developers and others in the housing production community is generally favorable. The new programs and policies include: ■ Improved tracking process for permits under review with public access over the internet ■ Weekly inter -departmental plan check review meeting ■ Completion of a four (4) prong permit streamlining program ■ One stop permit center ■ On line permit center with public information ■ Target dates for plan check reviews ■ Intake meetings to insure that complete applications are submitted ■ Housing Committee to research and make recommendations to the City Council on potential housing programs ■ Second Unit Ordinance ■ Second Unit Amnesty program These programs contribute specifically to the implementation of Housing Element Goal 9 and generally to Goals 3, 4, 6, and 10. Additional Accomplishments: Over the past two years, the City has seen an increased interest in condominium subdivisions. Many of these subdivisions have taken place on under-utilized multi -family zoned parcels. Table 7 — Condominium Projects below, shows the number and type of condominium projects processed in the last few years. Table 7 — Condominium Projects Street/Project Number Year Base Converted New Total Zoning Units Units Units 5750 Olmeda 2003 RMF -16 2 2 TPM 2003-0054 7287 Santa Ysabel 2004 RMF -16 1 2 3 TPM 2004-0056 7930 Santa Ysabel 2004 RMF -16 1 2 3 TPM 2004-0062 7685 Sinaloa 2004 RMF16 1 (Colony) 2 3 TPM 2004-0064 5740 Rosario 2004 RMF -16 3 0 3 TPM 2004-0063 Total New Dwelling Units 8 14 20 In conjunction with the condominium projects, 82 entitlement permits were submitted for processing in 2003 and 76 entitlement permits were submitted in 2004. A partial list of the entitlement permits is shown in Table 8 — Residential Units Approved Since January 2003 below. These entitlement permits resulted in approval of approximately 1,147 new dwelling units for the City (574 units in 2003 and 573 in 2004). The number in the first column of Table 8 refers to the project's location on the map included in Exhibit A, attached to this report. In addition to the above activities, in 2004, City staff processed 72 residential building permits related to the San Simeon Earthquake with a total valuation of $1,561,140. City of Atascadero - General Plan Housing Element Residential units Approved Since July 2002 Project Name Application Number Date Approved Total Residential Units Above Mod Income Category Moderate Low Very Low Senior Mixed Use Units Housing 1 Apple Valley PD -19 ZCH 2002-0035 08/13/03 70 units 56 units 14 units 0 units 0 units 2 Woodridge Specific Plan SP -1 ZCH 2003-0041 10/15/03 279 units 229 units 43 units 5 units 2 units 3 La Costa PD -20 ZCH 2002-0027 10/14/03 40 units 32 units 3 units 3 units 2 units 4 Monticito PD -18 GPA 2003-0004 03/25/03 40 units 38 units 2 units 0 units 0 units 5 The Colony PD -17 ZCH 2002-0028 10/22/02 38 units 36 units 2 units 0 units 0 units 6 Dove Creek PD -12 ZCH 2003-0049 09/28/04 279 units 259 units 0 units 0 units 20 units 7 The Colony 2 PD -17 ZCH 2003-0063 05/11/041 32 units 26 units 6 units 0 units 0 units 8 Coromar PD -17 (Pine Mountain) GPA 2003-0009 03123104 16 units 11 units 5 units 0 units 0 units 9 7755 Navajoa PD -7 ZCH 2002-0036 04/13104 6 units 5 units 1 units or in -lieu 0 units 0 units 10 7500 Navajoa PD -7 ZCH 2003-0047 09/14/04 4 units 3 units 1 units 0 units 0 units 11 Maricluita PD -7 ZCH 2003-0040 10114104 4 units 3 units 1 units or in -lieu 0 units 0 units 12 DeAnza Estates PD -9 ZCH 2003-0069 10121103 26 units 21 units 5 units 0 units 0 units 0 units 13 Rochelle Condo Map TTM 2004-0056 11103104 60 units 48 units 5 units 5 units 2 units 60 units 14 Oak Grove PD -17 (Sep 28th mtg) ZCH 2004.0082 10112104 24 units 20 units 0 units [2 units or] 4 units 15 Morro Rd Mixed -Use PD -22 GPA 2004.0013 07/27/04 4 units 3 units 1 units or 5% 0 units 0 units 16 Tunitas PD -7 ZCH 2003-0045 11/25103 4 units 3 units 1 units or 2.5°/ 0 units 0 units 17 Southside Villas Apartments CPU CUP 2003-0095 10/21103 86 units 79 units 0 units [13 units or] 7 units 18 Obispo Rd PD -17 ZCH 2003-0048 01/27/04 8 units 6 units 2 units 0 units 0 units 19 San Jacinto Rd PD -7 ZCH 2003-0053 12/10104 5 units 4 units 1 units or 5%, 0 units 0 units 20 Tunitas/Rosario PD -7 ZCH 2003-0071 04/27/04 4 units 3 units 1 units or 5% 0 units 0 units 21 North Ferrocarril (Pine Mountain) GPA 2003-0009 12/10/02 44 units 44 units 0 units 0 units 0 units 22 3F Meadows LLA 2000-0005 02105/03 111 units 111 units 0 units 0 units 0 units 23 Emerald Ridge Homes CUP 2003.0116 05/04/04 42 units 42 units 0 units 0 units 0 units 24 5310 Carrizo Road PD -17 ZCH 2004-0078 01/25/05 12 units 10 units 2 units 0 units 0 units 25 Westpac Mixed Use GPA 2003-0008 10/26/04 45 units 36 units 4 units 3 units 2 units 45 units 26 Housing Authority Senior Hotel CUP 2003-0119 12/02/03 19 units 0 units 0 units 0 units 19 units 19 units 27 Atascadero Ave -Vintage Homes ZCH 2004-0086 02/22/05 12 units 10 units 2 units 0 units 0 units 28 9105 San Diego PD 16 ZCH 2002-0031 02/11/03 5 units 5 units 0 units 0 units 0 units 29 5690 Rosario Ave ZCH 2003-0065 04/13/04 5 units 4 units 1 units or 5% 0 units 0 units 30 6205 San Gabriel PD -16 ZCH 2002.0034 02/11/03 5 units 5 units 0 units 0 units 0 units 31 7250 Santa Ysabel PD -7 ZCH 2001-0017 04102/02 10 units 9 units 1 units 0 units 0 units 32 5245 EI Camino Real GPA 2003-0011 04/03/04 2 units 0 units 2 units 0 units 0 units 2 units 33 Atascadero Christian Homes CUP 8-89 07/06104 20 units 0 units 0 units 20 units 0 units 20 units 34 5802 Traffic Way CUP 2004-0122 04/07/04 5 units 5 units 0 units 0 units 0 units 5 units 35 6205 Tecorida Ave CUP 2004-0141 12/07/04 8 units 8 units 0 units 0 units 0 units 36 7392 Santa Ysabel ZCH 2004-0090 in process 0 units 0 units 0 units 0 units 0 units 965 EI Camino Real CUP 2003-0106 06/08/04 32 units 32 units Total 1406 units 1174 units 106 units 36 units 90 units 99 units 52 units 20 SECTION 4 SUMMARYAND RECOMMENDED HOUSING PRIORITIES FOR 2005 SUMMARY: The City has enacted several programs and approved entitlement permits for several projects that contribute to the implementation of all of the Housing Element goals. As seen in Figure 1, below, over the past five years, Atascadero has seen a significant increase in development activity involving both large and small projects. Building permits issued increased 43% from 2000 to 2004. This activity has provided opportunities for implementation of housing programs designed to meet the requirements of the Housing Element goals. In addition, this activity has given the City a greater diversity in its housing products, from apartments to new subdivisions. Figure 1 — Issued Building Permits 2000-2004 Building Permits 2000-2004 1200 — 1000 — 800 a� N 600 E d a 400 200 0 2000 2001 2002 2003 2004 Year The year 2004 is approximately halfway through the time period for meeting the requirements of the Regional Needs Housing Allocation and for implementation of the current Housing Element, which is required to be updated in 2009. To date, the City has met 46% of its Regional Housing Allocation (RHA) and if all the projects which currently have entitlement are built, the City can expect to meet and exceed 100% of the overall RHA. 22 Table 1A — Quantified Objectives Accomplished, shows how the City is meeting the goals of the Housing Element by income level. The Quantified Objectives was officially adopted in June of 2002. Consequently, many of the target numbers for 2001 and 2002 were not met. In 2003, substantial progress was made in reaching the target numbers, which carried forward throughout 2004. Programs 2.2 (1), 4.1 (3), 4.2 (3), and 4.4 (1) are the only programs where progress has not been made. Staff is recommending that the City Council establish these programs as a priority for 2005. The following table, Table 9 — Percentage of Quantified Objectives Met shows how the City is doing overall in meeting the quantified objectives. Additional detail can be found in Table 1A which shows the actual breakout of each of the programs' categories. TABLE 9 — Percentage of Quantified Objectives Met Program Description Target 2001-2004 Actual 2001-2004 Percent Accomplished 1.1 2 Downtown Mixed Use 36 5 14% 1.1 (3) Small Lot Single Family 40 8 20% 1.1 (4) PD in SFR -X Zone (PD- 17 48 118 245% 1.1 (5) Specific Plan for Large Projects 20 279 1,395% 1.1 7 Mobile and Group Homes 12 32 266% 1.1 (8) Support Apartment Construction 96 105 109% 2.1 1 Density Bonus 20 139 695% 2.1 (2) PD -7 for Small Lot Subdivision 68 37 54% 2.2(l) Mortgage Credit Cert. Program 8 0 0% 2.2(2) Inclusionary Ordinance 12 200 1,666% 3.1 3 Second Units in SFR -Y 12 9 75% 3.1 (4) Mixed Use Projects 28 323 1,154% 3.2(l) Public/Private Partnerships 12 25 208% 6.4(2) Large Family Units 12 4 33% 3.1 2 Non-profit Involvement 8 19 236% 4.1 (3) Federal Grant Program 56 0 0% 4.2(3) RDA Funds 6 0 0% 4.4(l) No Net Loss of Affordable Units 0 0 0% Based on the objectives that have been met and those that are still outstanding, a "road map" can be designed to help focus the attention of the City Council, over the next five years, to fully implement the Housing Element. 24 Recommended Housing Priorities for 2005: Again, referring to Table 1A on the following page, it is apparent that several identified programs in the Housing Element still need to be implemented. These programs include the Downtown Mixed Use, the Mortgage Credit Certification Program, No Net Loss of Affordable Units, and the federal grant and redevelopment funding programs. Community Development Staff is recommending the City Council establish the following housing program priorities for the year 2005: 1. Certification of the 2002 Housing Element of the General Plan. 2. Establishment of the Mortgage Credit Certification Program. 3. Approval of an Inclusionary Housing Ordinance. 4. Research of housing entities that will purchase units which are near the expiration date of their affordable deed restriction. 5. Identification and evaluation of housing programs, within the Redevelopment Plan area, that could be funded with Redevelopment Agency monies. 6. Update the Density Bonus Ordinance to reflect State law changes effective January 1, 2005. \\Cityhall\cdvlpmnt\— Housing Element\Annual Housing Report\040505 PC - Annual Housing Report.doc 24 This page left blank for Table 1A — Quantified Objectives Accomplished