HomeMy WebLinkAboutPC_2005-05-03_AgendaPacketCALL TO ORDER
CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
May 3, 2005 — 7:00 P.M.
City of Atascadero
Pavilion on the Lake
9315 Pismo Ave. - Atascadero, California
Pledge of Allegiance
Roll Call: Chairperson Porter
Vice Chairperson Beraud
Commissioner Fonzi
Commissioner Jones
Commissioner Kelley
Commissioner O'Keefe
Commissioner Peterson
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes.
Please state your name and address for the record before making your presentation. The Commission may
take action to direct the staff to place a matter of business on a future agenda)
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non -controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions)
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON APRIL 19, 2005.
City of Atascadero Planning Commission Agenda
PUBLIC HEARINGS
Regular Meeting May 3, 2005
Page 2 of 4
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the
Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
2. CONDITIONAL USE PERMIT 2004-0146, TENTATIVE TRACT MAP 2004-0064,
EMERALD RIDGE HOMES
Applicant:
Laughlin Development Co., 479 Pacific Street, Ste. 2A, Monterey, CA 93940
Phone 831-655-3142
Project Title:
CUP 2004-0146, TTM 2004-0064, Emerald Ridge Homes
Project
2555 & 2605 El Camino Real, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 049-151-008, 009
Project
The proposed project consists of an application for a Conditional Use Permit to establish an 89 -unit
Description:
condominium development as an extension of an approved condominium development on the adjacent lot
to the south and the creation of a single-family residential parcel. The proposed project will connect to
Phase I of the Emerald Ridge development culminating in a total of 132 units on a combined 8 acre site.
The project will include 65 two-bedroom units and 24 three-bedroom units. Each unit will have a one -car
Proposed
garage with one additional parking space located in the private driveway. The single-family residential
Environmental
parcel will include the relocated Colony Home, a new detached garage, and new secondary unit. Twenty-
Determination:
one native trees are proposed for removal.
General Plan Designation: High Density Residential
Zoning District: Residential Multi -Family — 16
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The
Environmental
proposed Mitigated Negative Declaration is available for public review at 6905 El Camino Real, Suite 6,
Determination:
Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday.
3. CONDITIONAL USE PERMIT 2005-0154,8632 LA ESPUELA COURT
Applicant:
Alan Tremper, 8632 La Espuela Ct, Atascadero, CA 93422
Phone 466-4528
Project Title:
Conditional Use Permit 2005-0154
Project
8632 La Espuela Ct, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 030-400-052
Project
The proposed project consists of an application for a Conditional Use Permit to amend the Master Plan of
Description:
Development for Chalk Mountain Village and add an approximately 770 square foot patio within the
backyard area of a sloped property.
General Plan Designation: Medium Density Residential
Zoning District: Residential Multi -Family — 10 / PD -6
Proposed
This project qualifies for a Class 3 Categorical Exemption per CEQA Section 15303: New Construction or
Environmental
Conversion of Small Structures.
Determination:
City of Atascadero Planning Commission Agenda Regular Meeting May 3, 2005
Page 3 of 4
COMMUNITY DEVELOPMENT STAFF REPORTS
4. CUP 2004-0127: PRELIMINARY REVIEW OF THE COLONY SQUARE MIXED
USE PROJECT (6905 EL CAMINO REAL). NO FORMAL ACTION WILL BE
TAKEN ON THE PROPOSED PROJECT.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission will be on May 17, 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, thatperson may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
Il Cityhalllcdvlpmnh- PC AgendaslPC 20051PC Agenda. 5-3-05.word.am.doc
City of Atascadero Planning Commission Agenda Regular Meeting May 3, 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).
\\Cityhall\cdvlpmnt\— PC Agendas\PC 2005\PC Agenda. 5-3-05.word.am.doc
CALL TO ORDER
ITEM NUMBER: 1
DATE: 5-3-05
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting
April 19, 2005 — 7:00 P.M.
Chairperson Porter called the meeting to order at 7:00 p.m. and Commissioner Beraud
led the Pledge of Allegiance.
Rr)l I rAl I
Present: Commissioners Fonzi, Kelley, O'Keefe, Peterson, Beraud and
Chairperson Porter
Absent: Commissioner Jones
Staff Present: City Manager Wade McKinney, Community Development Director
Warren Frace, Deputy Community Development Director Steve
McHarris, Deputy Public Works Director Jeff van den Eikhof,
Deputy Executive Director of Redevelopment Marty Tracey, and
Recording Secretary Grace Pucci.
APPROVAL OF AGENDA
MOTION: By Commissioner O'Keefe and seconded by Vice Chairperson
Beraud to approve the agenda.
Motion passed 6:0 by a roll -call vote.
PUBLIC COMMENT
Orem
PC Draft Minutes 04/19/05
Page 1 of 7
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON APRIL 5, 2005.
Commissioner Fonzi requested the following change to the Minutes of April 5, 2005:
Page 4, first sentence of first motion, changing the word "exiting" to "existing."
MOTION: By Commissioner Fonzi and seconded by Commissioner
Kelley to approve Item #1 as amended.
Motion passed 6:0 by a roll -call vote.
Commissioner Jones joined the hearing at 7:05 p.m.
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
2. CONDITIONAL USE PERMIT 2004-0144, EL CAMINO REAL LUBE AND GO
WITH CAR WASH
Applicant:
Atascadero Enterprises, 2505 Theatre Drive, Suite A, Paso Robles, CA 93446
Phone: 239-2662
Project Title:
El Camino Real Lube and Go with Car Wash - Conditional Use Permit 2004-0144
Project
7095 El Camino Real
Location:
APN 030-081-008
Project
The proposed project consists of an application for a Conditional Use Permit (CUP) for
Description:
construction of a new 2,114 square foot 2 -bay automotive maintenance lube and oil garage with an
attached waiting room and drive-through car wash facility. The project would include a minimum
of six vehicle parking spaces and a large 36 -foot wide front paved area and a 51 -foot wide rear
paved driveway to accommodate vehicle queuing area entering and exiting the facility. No native
trees are proposed for removal and the project will take access from El Camino Real.
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Retail (CR)
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed.
Environmental
The proposed Mitigated Negative Declaration is available for public review at 6905 El Camino
Determination:
Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through
Friday.
Community Development Director Warren Frace and Deputy Community Development
Director Steve McHarris gave the staff report and answered questions of the
Commission.
PC Draft Minutes 04/19/05
Page 2 of 7
PUBLIC COMMENT
Adam Scattini, applicant, gave a presentation on the project and distributed a copy of
the presentation to the Commission. (Exhibit A) Mr. Scattini answered questions of the
Commission and stated an approval with a 15 year review period would be acceptable.
Joe Simonin, applicant, stated he would be very willing to work with the Commission
and staff to make the project acceptable. Mr. Simonin answered questions of the
Commission.
Robert Fisher, applicant's architect, discussed the design of the project and reviewed
the Conditions of Approval in dispute:
■ Should put the four foot wall back in to screen the site.
■ Mitigation Measure No. 15.d.2: "northerly" driveway should be changed to read
"southerly" driveway.
■ Condition of Approval No. 2: "3 -bay" lube and oil facility should be changed to
read "2 -bay tandem" lube and oil facility.
■ Condition of Approval No. 6: the deeper tones are fine and the applicant's are
willing to work with staff on color.
■ Condition of Approval No 10: moving the building back 15 feet would render the
site unusable.
■ Condition of Approval No. 15: this not applicable as no easements are required
from the three sides as with this layout the project is completely self-contained.
■ Condition of Approval No. 17: the easement at northerly half of the southern
driveway is for the benefit of Video Palace not this applicant.
■ Conditional of Approval No. 16: this area has already been heavily studied and
an additional traffic study is not necessary.
Mr. Fisher answered questions of the Commission.
Maureen Nubers, Paso Robles resident, stated she likes the project and the
convenience of the location, and does not want Atascadero to be a tourist town.
Fred Mensing, Atascadero resident, expressed his support of the project and spoke of
the need for this type of business in Atascadero.
David Athey, Paso Robles resident representing his father, who is an Atascadero
resident, stated his support for this project and outlined its benefits to the community.
John Slober, Nipomo resident, stated his nursery trucks travel throughout the state and
he could support this project because this type of use is convenient.
Chairperson Porter closed the Public Comment period.
Commissioner comments were a follows:
PC Draft Minutes 04/19/05
Page 3 of 7
Commissioner Kelley:
1. The current building is an eyesore and something needs to be done at the site.
2. This is a difficult piece of property and several others have tried to develop it.
3. The applicants have been cooperative with the city and he sees no problem with
having them work with staff to create a beautiful building, and the community
supports this as no one has spoken against it.
4. It is important to give local residents the opportunity to open a business.
5. Regarding the four finding requirements that must be met to approve the project:
Requirement 1—there are similar businesses in the study area, and he would be
in favor of reviewing the permit in 10 years.
Requirement 2—this is a good business at this time, and will provide a service for
the public. If this changes in the future then the CUP can be reviewed and the
applicant can participate in a Master Plan of Development at that time.
Requirement 3—the gateway to the downtown is at least 10 years away, and this
would be a better use than what is there now.
Requirement 4—he feels the applicants are willing to cooperate with the
Commission and staff.
Commissioner O'Keefe (prepared statement):
1. The 101/41 interchange is not designed as one of the four gateways in the
General Plan. It will however be a hub for moving many vehicles in all four
directions and drivers will be focusing on driving rather than the scenery.
2. There was a good reason for keeping the downtown area north of Highway 41
as identified in the General Plan zoning.
3. The Von's center does not lend itself to foot traffic except within the center and
supermarkets are not located in the downtown. This proposed use within the
center would be convenient for coffee, shopping and oil change.
4. The City Council has expanded the downtown study area and made a policy
regarding this type of use in that area, however, "study" means information is
being gathered and a policy not backed up by an ordinance is going on a
slippery slope. The City Council policy is not substantive.
5. Future master planning is a nice idea but there are eight parcels with different
owners and Von's is done with their major remodel.
6. The 36 foot paved area will be stamped concrete not the blacktop that is in front
of Von's and Rite Aid.
7. The staff is recommending one access with only right turns for ingress and
egress, theses conditions would not be imposed on other uses such as a
restaurant.
8. Can't agree with staff finding that the project is inconsistent with the General
Plan or with the immediate neighborhood.
9. Zoning and the General Plan are consistent with the project and the City
Council policy does not change this.
10. She can make the findings for the CUP and trusts that the applicant will come
up with a good design with staff's help.
PC Draft Minutes 04/19/05
Page 4 of 7
Commissioner Fonzi:
1. Her initial impression was that she did not want this business in this location, and
would rather have a restaurant; however, the footprint for this lot is very small
and limits parking, which would not work for a restaurant without parking.
2. This project will bring jobs and tax revenue to the community.
3. The public could take their car in for service and do other errands within the
center while waiting.
4. An outstanding design for this site is necessary as it is highly visible.
5. Would like to vote for the project, but what the applicant is proposing does not
impress her at this time. She would like the applicants to work with staff to revise
the project incorporating more landscaping, smaller signs, the patio area to be
facing EI Camino Real and no bays facing EI Camino Real.
Vice Chairperson Beraud:
1. She has spoken to people who feel this project use would be a step back for this
site.
2. This type of business is needed in town but this is the wrong location for it.
3. This site does not allow for the changes previously requested by the Planning
Commission.
4. Appreciates that the applicants are willing to include condition to review the CUP
in 15 years, however, CUP's are hard to monitor and enforce, and the business
may be sold, etc., then what would happen to the site.
5. At this point she must support staff recommendation.
Commissioner Peterson:
1. Agreed with Commissioner O'Keefe's statement.
2. Would like to be certain there will be a berm with some height in the landscaping
around the entire perimeter for screening.
3. Prefers the original building design—the higher peaks and larger face in the
current design makes the building too bold and it will stand out too much. Would
prefer a simpler design with some enhancements.
4. Applicant appears to be very willing to work with staff to enhance the site.
Commissioner Jones:
1. The design as presented tonight is a major step back.
2. The project and site blew apart when the potential for the easements in the back
was lost. That offered the connectivity to allow the public to enjoy the other uses
in the center.
3. Would be willing to look at this again if the applicants started from the original
design and made improvements, however, he does not see that tonight and is
disappointed with the project. .
Chairperson Porter:
1. He is in favor of the project, which stands on its own merit.
2. His concern is not with the use, but rather the layout, architecture and landscape,
which he feels can be mitigated.
PC Draft Minutes 04/19/05
Page 5 of 7
3. Regarding the four items for denial as presented by staff, the first three were not
in place at the time the application was taken out and he does not advocate
changing in mid stream.
4. The landscape and design issues can be mitigated, and the applicants appear
willing to work with staff.
MOTION: By Commissioner Kelley and seconded by Commissioner
Peterson to adopt Resolution PC 2005-0009 (Attachment 4)
certifying Proposed Mitigated Negative Declaration 2005-0002;
and, approving Conditional Use Permit 2004-0144 to include
the Master Plan of Development (EXHIBIT B) based on findings
and subject to Conditions of Approval and Mitigation
Monitoring, and with the following changes to the Conditions
of Approval:
1. Condition of Approval No. 2: "3 -bay" changed to "2 -bay
tandem," square footage to change to 2,114.
2. Condition of Approval No. 10: will be omitted.
3. Condition of Approval No. 15: the mutual access agreement
is taken care of in their easements deal.
4. Condition of Approval No. 16: a full traffic study will not be
required, but if they need to provide information to the
traffic they will add to the condition, that is a reasonable
request to make to interject it into the traffic studies that
have already been made.
5. Atascadero Mutual Water Company condition requiring a
separate water meter for landscaping shall be removed.
6. The CUP shall sunset at 15 years.
7. Condition of Approval No. 17: shall be removed as the
applicant doesn't have the authority to do that.
8. Final architectural design shall be at the approval of staff
and if that can't be met it shall be returned to the Planning
Commission.
Motion passed 5:2 by a roll -call vote. (Jones, Beraud opposed)
COMMISSIONER COMMENTS AND REPORTS
Commissioner Kelley suggested that a workshop with the applicants for Colony Square
and the Planning Commission would be beneficial before the project went forward.
Community Development Director Warren Frace asked the Commission to explain the
issues that they would like more information on. Commission comments were as
follows: 1) traffic flow through the project, 2) assurance that applicant would actually
build out the project, 3) specifics on location of retail space within the project. Director
Frace stated staff would come up with a time within the next two meeting dates to bring
the applicants before the Commission to answer questions.
PC Draft Minutes 04/19/05
Page 6 of 7
Commissioner Fonzi enquired if a date has been set for a joint meeting with the City
Council to discuss affordable housing. Director Frace indicated that June 14th may be a
possible date and the meeting would occur prior to the City Council meeting.
Commissioner O'Keefe asked about the West Front project. Director Frace stated the
project has not been resubmitted yet.
Commissioner Jones asked about the status of both projects on Principal. Director
Frace stated that grading permits have been issued for the Principal project that is
under construction, and construction drawings are being reviewed for the West Pac
project.
DIRECTOR'S REPORT
Community Development Director Warren Frace reviewed the agenda for the next
Planning Commission meeting on May 3rd
ADJOURNMENT
Chairperson Porter adjourned the meeting at 9:08 p.m. to the next regularly scheduled
meeting of the Planning Commission on May 3, 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 — Lube N Go presentation.
PC Draft Minutes 04/19/05
Page 7 of 7
ITEM NUMBER: 2
DATE: 5-3-05
A tascadero Planning Commission
Staff Report - Community Development Department
Emerald Ridge Phase 11 & 111
CUP 2004-0146, TTM (Condominium) 2004-0064
(2555 & 2605 EI Camino Real, Laughlin Development Co.)
RECOMMENDATIONS:
Staff Recommends Planning Commission:
1. Adopt Resolution PC 2005-0032 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2005-0021; and,
2. Adopt Resolution PC 2005-0033 recommending that the City Council approve
Conditional Use Permit 2004-0146 (Master Plan of Development) based on findings
and subject to Conditions of Approval and Mitigation Monitoring; and,
3. Adopt Resolution PC 2005-0034 recommending that the City Council approve
Vesting Tentative Tract Map 2004-0064 based on findings and subject to Conditions
of Approval and Mitigation Monitoring.
REPORT -IN -BRIEF:
The proposed project consists of a Conditional Use Permit and Tentative Tract Map to
establish a Master Plan of Development for an 89 unit condominium development and
on-site relocation of a Colony Home. The project site currently consists of two individual
lots, one of which is split zoned Residential Suburban and High Density Multi -Family.
The project proposal includes a request to subdivide the split zoned property to create
an individual lot for the Colony Home. The proposed Colony Home lot will include the
construction of a new detached garage and detached secondary unit. The applicant is
also requesting a 15% density bonus consistent with General Plan Policy 2.1.2 for high
quality architectural design. Staff is recommending that the Planning Commission grant
this request based on the below analysis.
ITEM NUMBER: 2
DATE: 5-3-05
DISCUSSION:
Situation and Facts:
1. Applicant / Representative: Peter Laughlin, 479 Pacific Street, Suite 2A,
Monterey, CA 93940
2. Project Address: 2555 & 2605 EI Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 049-151-008, 009
3. General Plan Designation: General Plan Designation: High -Density Residential
(16 units/acre) / Suburban Estates
4. Zoning District: RMF -16 (Residential Multiple Family) / Residential
Suburban
5. Site Area: 4.9 acres
6. Existing Use: Single -Family Residence / Vacant
7. Environmental Status: Proposed Mitigated Negative Declaration 2005-0021
Background
Surrounding Land Use and Setting:
North: Residential Multi -Family East: Residential Multi -Family
South: Residential Multi -Family West: Residential Single -Family
Relocated
Colony Home
Project site: location
Emerald Ridge
Phase III
Project site:
Emerald Ridge
Phase II
Emerald Ridge:
Phase I -
's approved 5/4/04
Highway 101 El Camino
Real
ITEM NUMBER: 2
DATE: 5-3-05
The project site is within the High Density Residential and Suburban Estates General
Plan Land Use designation and is zoned Residential Multi -Family -16 and Residential
Suburban. The adjacent property to the south has an approved Master Plan of
Development for Phase I of the proposed condominium project. The applicant's current
project includes vehicular and pedestrian connections throughout all phases of the
condominium development.
ANALYSIS:
The project applicant has worked with staff for several months to achieve an attractive
multi -family infill project while retaining a historic Colony Home on-site. Ten new
buildings are proposed for the multi -family portion of the site: two 4 -unit buildings, one
6 -unit building, one 7 -unit building, and six 8 -unit buildings. The single-family portion of
the site includes the relocated Colony Home with a new detached garage and detached
secondary unit.
In order to approve the Conditional Use Permit, the Planning Commission must find that
the project is consistent with the General Plan as a prime multi -family site and all
supporting documents and policies and that the project is consistent with the
surrounding neighborhood. In addition, the applicant is requesting a 15% density bonus
under the provisions of General Plan policy 2.1.2 which allows the Planning
Commission to grant a density bonus if a finding can be made that the project exceeds
the minimum standards set forth through Appearance Review guidelines. Staff is
recommending that the Planning Commission grant this request.
Appearance Review
Site Plan, Circulation, and Parking
The project is designed with a central drive that appears more as a neighborhood street
than a driveway by including an enhanced entry, sidewalks, and street trees leading to
the relocated Colony Home at the rear of the site. The project includes the following site
design features which support approval of the project:
• Community open space with tot lot at the center of the project connects the open
space area of Phase I to the south.
• Retention and preservation of a large lot setting for the existing Colony Home
through relocation to the single-family portion of the site.
• Pedestrian circulation system throughout all phases of the development including
sidewalk along one side of the project entry drive.
• Landscape buffer along EI Camino Real.
Based on parking requirements set forth in the Atascadero Municipal Code for multi-
family residential units, a minimum of 208 spaces is required to be provided on site for
the proposed residential units. One garage space is provided for each unit with an
ITEM NUMBER: 2
DATE: 5-3-05
additional space located in the driveway. 30 guest parking spaces are provided toward
the center of the site, and along the open space for a total of 208 parking spaces.
Curb, gutter, and sidewalk are provided along EI Camino Real. As conditioned, the
sidewalk has been designed to avoid existing street trees through a meandering
sidewalk design.
Architecture, Materials, and Color
The project has been designed with a Colonial/Americana style of architecture that
incorporates a variety of materials, traditional window styles, brick accent elements,
accentuated vertical elements, and stylized columns. The project incorporates stucco
finish and horizontal siding and includes a variety of earth -toned colors applied to
accentuate key architectural features such as window pop -outs, chimneys, and gabled
roofs. Minor conditions of approval have been included regarding the exterior material
finish (non -machine finish stucco siding, architectural grade garage doors) (Condition
CUP 8).
The project has been designed to orient the private outdoor patio areas toward EI
Camino Real, turning the garages toward the interior of the site. The following design
features have been incorporated into the project, which supports approval of the project
and granting of the density bonus request:
■ Variety of materials: stucco, varying widths of horizontal siding, brick veneer,
textured metal accent roofing, wood balcony railing.
■ Undulations in facade elements and staggered units.
■ Stylized columns.
■ Traditional window design to include window grids.
■ A variety of dark earth toned colors to accentuate architectural features and
compliment the overall appearance of the project.
■ Bracketed eaves, pop -outs, and overhangs.
Landscape Design
The preliminary landscape plan has been designed to compliment the project design
and architecture, create an attractive appearance along EI Camino Real, buffer the
adjacent single-family properties, and create an attractive streetscape along the central
drive. Proposed landscaping includes drought tolerant shrubs and accent plants, with a
combination of evergreen and deciduous trees placed throughout the site.
The City Council has established a policy which requires buffering between all higher
density residential projects and properties zoned for large lot single-family development.
The Council determined that 20 feet of landscaping provides an adequate buffer for
such development boundaries. The proposed project does not meet this standard along
ITEM NUMBER: 2
DATE: 5-3-05
the full length of the rear property line. The applicant has provided a defense of the
buffering strategy as proposed as provided in Attachment 4.
The applicant has provided detailed planting plans for the EI Camino Real frontage, the
tot -lot, the central drive, and the east buffer zone (see Attachment 6, Exhibit C). In
staff's opinion, the proposed landscape plan and palette, as conditioned, meets the
Planned Development Appearance Review requirements.
Native Tree Mitiaation/Preservation
A tree removal application for 21 native oak trees, 20 of which fall under the prevue of
the Atascadero Native Tree Ordinance. All proposed removals are between 4 -inches
dbh and 22 -inches dbh with a majority located within the existing drainage course (See
preliminary biological assessment Attachment 3). A condition of approval has been
included requiring that the applicant pay mitigation fees into the Tree Replacement
Fund or provide equivalent re -plantings on site, as required by the Atascadero Native
Tree Ordinance and as shown in the following chart (Condition CUP 22).
Evergreen Native Trees (inches) Deciduous Native Trees (inches)
Mitigation Requirement
req'd tree replacements:
Tree Fund Payment: $
64 five gal trees
3,216.67
req'd tree replacements:
Tree Fund Payment: $
0 five gal trees
Totals
193 -inches
64 five gal trees
$ 3,216.67
dbh notes
dbh notes
1
6 -inches
1
2
10 -inches
2
3
22 -inches
3
4
14 -inches
4
5
6 -inches
5
6
14 -inches
6
7
14 -inches
7
8
16 -inches
8
9
7 -inches
9
10
9 -inches
10
11
14 -inches
11
12
6 -inches
12
13
5 -inches
13
14
12 -inches
14
15
10 -inches
15
16
6 -inches
16
17
10 -inches
17
18
4 -inches
18
19
4 -inches
19
20
4 -inches
20
Total
193 -inches
Total 0 -inches
Mitigation Requirement
req'd tree replacements:
Tree Fund Payment: $
64 five gal trees
3,216.67
req'd tree replacements:
Tree Fund Payment: $
0 five gal trees
Totals
193 -inches
64 five gal trees
$ 3,216.67
ITEM NUMBER: 2
DATE: 5-3-05
Historic Resources
The existing residence is identified as a historic Atascadero Colony Home based on the
age of the structure and records obtained from the Atascadero Historic Society. The
structure appears to be in its original location with minor additions to the exterior in the
form of porches and decks. The project proposal includes the relocation of the Colony
Home to the single-family zoned portion of the project site. The relocation will preserve
the historic setting of the Colony Home. The project proposal includes a Tentative
Parcel Map to subdivide the single-family zoned portion of the site from the multi -family
development. The applicant is proposing to include a secondary unit and detached
garage adjacent to the Colony Home. Mitigation Measures have been incorporated into
the conditions of approval to ensure that relocation and construction of accessory
buildings are consistent with, and compliment the historic Colony Home.
Site Drainage
Historically, the site drains to EI Camino Real. In addition, the site contains a drainage
course which, according to the applicant, was created as a result of up -hill grading and
development. The project is designed to maintain historic flow and all flows will be
detained in an underground detention basin located in the driveway area of the first
group of units. These facilities will detain the flow of up to a 50 -year event and release it
at a post construction historic rate. There will be no increase in the volume of flow
downstream.
1A/actPXA/Ptar
Sanitary sewer will be connected to existing sewer facilities in EI Camino Real. The
Wastewater Treat Plant and the City collection system have sufficient capacity to handle
the new flow.
Tentative Tract Map
A 92 -lot Tentative Tract Map (TTM 2004-0064) to allow for the subdivision of the single-
family zoned portion of the site from the multi -family zoned portion and to allow for the
establishment of 89 air -space condominium units on two common lots is proposed as
part of the project consistent with the proposed Master Plan of Development. The Tract
Map has been conditioned by staff and the City Engineer to meet all City standards
including on- and off-site street improvements. The applicant will be required to record
CC&R's with the map that will include maintenance and access of common areas
(Condition CUP 21/TTM 8).
ITEM NUMBER: 2
DATE: 5-3-05
General Plan Consistency
The proposed project is consistent with the following General Plan Land Use and
Housing Element Policies:
Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure
"elbow room" in areas designed for lower density development by guiding new
development into the Urban Core to conform to the historic Colony land use patterns of
the City and to respect the natural environment, hillside area and existing
neighborhoods".
Land Use Program 1.1.7: "Within the Urban Core encourage infill development or
revitalization or reuse of land already committed to urban development where utilities
and public services exist.
Land Use Policy 2.1.5: Supports attached multi -family developments on prime multi-
family sites throughout the City. Based on qualifying factors set forth in the General
Plan, this site qualifies for prime multi -family status.
Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping
that respect terrain and native trees".
In staff's opinion the proposed project is consistent with the goals and policies of the
Land Use Element and the Housing Element. The project will provide 89 attached
single-family residential units and will relocate the existing Colony Home to the single-
family portion of the site. As conditioned, the project incorporates elements that are
consistent with the scale and character of the surrounding residential neighborhood and
the General Plan land use vision for the surrounding area.
Findings
Conditional Use Permit (Master Plan of Development)
A Master Plan of Development is required for the proposed multi -family project in the
form of a Conditional Use Permit. The proposed Master Plan of Development sets
development standards related to architectural design, site design, landscape, signage,
and specific development standards required by the Zoning Ordinance. The Planning
Commission must make the following five findings to recommend approval of the
proposed Master Plan of Development:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual.
ITEM NUMBER: 2
DATE: 5-3-05
Staff Comment: The use is consistent with the General Commercial designation of
the General Plan and General Plan Land Use Element Policy 1.1, 1.1.7, 2.1.5, and
Housing Element Policy 4.3.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
Staff Comment: As conditioned, the project satisfies all Conditional Use Permit and
zoning code provisions.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
Staff Comment: The proposed residential development will not be detrimental to the
general public or working persons health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The proposed project is compatible with the surrounding
neighborhood by providing a higher density residential development along EI
Camino Real with landscape buffering to adjacent single-family land uses. The
project has been designed to enhance the appearance along EI Camino Real with
compatible architecture and project landscaping. The General Plan identifies the
project site as a prime multi -family site.
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Staff Comment: The proposed project and use is consistent with the traffic
projections and road improvements anticipated within the General Plan and as
proposed by the applicant.
Tree Removals
1. The tree is obstructing proposed improvements that cannot be reasonably
designed to avoid the need for tree removal, as certified by a report from the Site
Planner and determined by the Community Development Department based on
the following factors:
ITEM NUMBER: 2
DATE: 5-3-05
■ Early consultation with the City;
■ Consideration of 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.
Proposed Environmental Determination
A Draft Mitigated Negative Declaration was circulated to public agencies and interested
members of the public on April 13, 2005. The environmental analysis identified
concerns regarding potential impacts to aesthetics, land use and planning, noise,
biological resources, and traffic. Mitigation measures pertaining to these resources are
included. A finding is proposed that this project would not have a significant effect on
the environment based upon the implementation of the identified mitigation measures.
Conclusion
In staff's opinion, developing the property with a high density attached single-family
project is consistent with the General Plan and compatible with the surrounding
neighborhood. The project incorporates high quality architectural design, materials, and
landscaping, and incorporates architectural themes into the site and building design, as
conditioned. Native trees in excess of 24 -inches dbh have been preserved and
conditions and mitigation measures have been appropriately incorporated into the
project. As analyzed within the project Initial Study and Draft Mitigated Negative
Declaration, the proposed Master Plan of Development would have no significant
environmental impacts and will not be detrimental to the general public or working
persons health, safety, or welfare. Based on staff's analysis in the preceding sections, it
appears that all of the required findings for project approval and granting of the 15%
density bonus can be made.
ITEM NUMBER:
DATE: 5-3-05
ALTERNATIVES
The Commission may make modifications to the project and/or conditions of
approval.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The parcel would retain its designation of
Residential Multi -family. The Commission should specify the reasons for denial
based on the Conditional Use Permit findings for the project.
PREPARED BY: Kelly Gleason, Associate Planner
ATTACHMENTS:
Attachment 1:
Location, General Plan, and Zoning Map
Attachment 2:
Site Pictures
Attachment 3:
Preliminary Biological Assessment
Attachment 4:
Applicant letter: Landscape buffering
Attachment 5:
Proposed Mitigated Negative Declaration and Initial Study
Attachment 6:
Draft Resolution 2005-0032
Attachment 7: Draft Resolution 2005-0033
Attachment 8: Draft Resolution 2005-0034
ITEM NUMBER:
DATE: 5-3-05
Attachment 1: Location Map, General Plan and Zoning
Project Zoning: RMF -16
General Plan Designation: High Density Residential
ITEM NUMBER: 2
DATE: 5-3-05
Attachment 2: Site Pictures
Colony House
Overall Site Picture
Attachment 3: Preliminary Biological Assessment
SIERRA DELTA CORPORATION
935 Rivmido Drive, Suite 21
Pao Robles, California 93446
805.239.9293 • Fax: 805.2399309
Email:.m*gm i@abcgtohalad
April 6, 2005
Laughlin Development
clo Peter Laughlin
479 Pacific Street, Suite 2A
Monterey, CA 93940
ITEM NUMBER:
DATE: 5-3-05
Subject: Biological Site Inspection for the Subject Properties located at 2555 and 2605 El Camino
Real, Atiscadero, California 93422.
IisTi�riR:TRSy'f�
Sierra Delta Corporation ("SDC") conducted an on-site inspection of the Subject Properties located at 2555
& 2605 El Camino Real to determine if there would be impacts to natural biological communities. SDC
staff, Kelly Gillogly and Cletis England, conducted a site inspection on April 5, 2005.
SDC staff' observed the following during the site inspection:
The drainage did not qualify as a wetland utilizing the Wetlands Research Program Technical Report Y-87-
1, Corps ojEngineem Wetlands Delineation Manual, January 1987.
The Subject Properties are located along the east side of El Camino Real in Atascadero, California The
two parcels are adjoining with an artificial drainage running down the properties in a westerly direction.
The east to west drainage is approximately five feet deep and fifteen feet across with vegetation throughout
the majority of the reach within the Subject Property's boundaries. Oak, willow, and cottonwood trees were
observed growing within the drainage. The drainage appears to be artificial due to the previous
development of the neighboring properties directing all the surface water nm -off from upslope toward the
Subject Property.
If vegetation removals occurs during the bird nesting season, March 15`s thin August li's, SDC
recommends that a qualified biologist conduct a pre -construction survey for nesting birds. If vegetation
removal is conducted outside the stated nesting period a pre -construction survey for nesting birds is not
necessary.
As this is an artificial drainage, removal of vegetation or manipulation of the drainage is not anticipated to
affect the natural biological communities of the surrounding area.
Should you have any questions or additional information requests, please contact the undersigned at
805.239.9293.
RcspcY'tfuuy,
SIERRA DELTA CORPORATION
Cleds Eng�Project Manager
Cl3E/kdg
ITEM NUMBER
DATE: 5-3-05
Attachment 3: Preliminary Biological Assessment
SIERRA DELTA CORPORATION
932 Rk-dl dMy Sdro 21
I'm RaNq C dOwntA 934%
iO3. b9.9293 - Yit iu2.li9 93D9
0i1 m u
August 27.2004
KC Design Group
Mr. Ken Chacon
13000 Atascadero Road
Atascadero. California 93422
Subject: Wetlands Inspection for the Subject Properties located at 2555 and 2605 El Canino Real
Atascadero, California 93422.
Dear Ken:
Sierra Delta Corporation ("SDC") conducted an on-site inspection of the Subject Properties located at 2555
& 2605 El Camino Real to determine if a Wetlands Delineation was necessary_ . SDC conducted the site
inspection on August 26, 2004.
SDC observed the following during the site inspection:
The Subject Properties are located along the cast side of El Camino Real in Atascadero, California The
two parcels are adjoining with a seasonal drainage running down the properties in a wcsterly diroction. The
east to west drainage is approximatehr five feet deep and fifteen feet across with vegetation throughout the
majority of the drainage.
The drainage on the parcel was assessed utilizing the Wetlands Research Program Technical Report Y-87-
1, Corps of Engineers Wetlands Delineation Manual, Jarrumy 1987. Using the protocol for site inspections
within the manual, the following determination was made.
Dominant vegetation, apprordnrately 50 to 60 percent, observed within this drainage consisted of
hydmphytic vegetation (willows and cottonwoods). With the presence of hydrophilic vegetation,
the soils and hydrology were then assessed. Two soil samples were taken within the drainage to
determine if hydrophilic soils were present. The soils were not hydrophilic in nattvc, and consist
of Oceano loamy sand, wtdch has a high permeability and a low water capacity. Wetland
hydrology was also absent from the Subject Property. With the absence of hydrophilic soils and
wetland hydrology, the site does not qualify under the Arany Corps of Engineers criteria as a
wetland.
SDC determined that no further investigation was warranted at this time.
Should you have any questions or additional information requests, please contact the undersigned at
805.239.9293.
Respectfully,
SIERRA DELTA CORPORATION
Robb Eidemiller, President and CEO
RIE/kdg
ITEM NUMBER
DATE: 5-3-05
Attachment 4: Applicant Letter: Landscape Buffering
LEONARD GRANT, A R C H I T E C T
LICENSE NUMBER C26973
A R C H I T E C T V R R, 1 H C.
March 31, 2005
Kelly Gleason, Associate Planner
City of Atascadero
Community Development Department
6905 El Camino Real, Ste. 6
Atascadero, CA 93422
RE: Emerald Ridge Homes
2555 and 2605 El Camino Real
Atascadero, CA 93422
Dear Kelly:
In regards to item number 6 of the plan check corrections, dated March 16, 2005, LGA plans to
mitigate the twelve -foot eleven -inch (12'-11") setback on the Eastern property line of lot 14
through the following:
• Placement of the single-family residence and the recessing the multifamily dwellings
below grade allows for ample separation and an unobstructed view corridor from the
single-family lot to the West.
• Placement of a six-foot high vine covered fence on the Eastern property line.
• Providing a three-foot deep, densely landscaped area between the retaining wall and the
property line. This three foot deep landscape buffer shall contain screening trees as
specified by the Landscape Architect, consistent with the landscape buffer provided on
Phase 1.
• Potential additional landscaping on the single-family lot.
Thank you for your attention.
Sincerely yours,
/e7:3�
Leon Architect AIA
330 JAMES WAY, SUITE 260, PISMO BEACH. CA 93449
PHONE 805.773.7113 FAX 805.773.7115
ITEM NUMBER
DATE: 5-3-05
Attachment 5: Proposed Mitigated Negative Declaration and Initial Study
See Following
ITEM NUMBER: 2
DATE: 5-3-05
ATTACHMENT 6: Draft Resolution PC 2005-0032
Approval of Draft Mitigated Negative Declaration
DRAFT RESOLUTION PC 2005-0032
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFYING
PROPOSED MITIGATED NEGATIVE DECLARATION 2005-0021
PREPARED FOR CONDITIONAL USE PERMIT 2004-0146 AND
TENTATIVE TRACT MAP 2004-0064
ON APN 049-151-0089 009
(Laughlin Development Co.)
WHEREAS, an application has been received from Laughlin Development Company
(479 Pacific Street, Suite 2A, Monterey, CA 93940), Applicant and Property Owner, to consider
a project consisting of a Master Plan of Development and Tentative Tract Map to establish 89
airspace condominium units on two common lots and a single-family residential parcel located at
2555 and 2605 El Camino Real (APN 049-151-008, 009); and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2005-0021
were prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission of the City of Atascadero held a public hearing
on May 3, 2005 following the close of the review period to consider the Initial Study and
Proposed Mitigated Negative Declaration; and,
WHEREAS, the Planning Commission has determined that the project will have no
significant impacts with project specific mitigation measures incorporated; and,
NOW THEREFORE, the Planning Commission of the City of Atascadero, hereby
resolves to certify Proposed Mitigated Negative Declaration 2005-0021 based on the following
Findings, and as shown in Exhibit A:
1. The Proposed Mitigated Negative Declaration has been completed in compliance with
CEQA; and,
2. The Proposed Mitigated Negative Declaration was presented to the Planning
Commission, and the information contained therein was considered by the Planning
Commission, prior to recommending action on the project for which it was prepared; and,
3. The project does not have the potential to degrade the environment when mitigation
measures are incorporated into the project; and,
ITEM NUMBER: 2
DATE: 5-3-05
4. The project will not achieve short-term to the disadvantage of long-term environmental
goals; and,
5. The project does not have impacts which are individually limited, but cumulatively
considerable; and,
6. The project will not cause substantial adverse effects on human beings either directly or
indirectly; and,
On motion by Commissioner , and seconded by Commissioner the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Greg Porter
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER:
DATE: 5-3-05
Exhibit A Proposed Mitigated Negative Declaration 2005-0021
(see following)
ITEM NUMBER
DATE: 5-3-05
ATTACHMENT 7: Draft Resolution PC 2005-0033
Approval of Proposed Master Plan of Development
DRAFT RESOLUTION PC 2005-0033
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2004-0146 (MASTER PLAN OF
DEVELOPEMNT) ON APN 049-151-0089 009
(Laughlin Development Co.)
WHEREAS, an application has been received from Laughlin Development Company
(479 Pacific Street, Suite 2A, Monterey, CA 93940), Applicant and Property Owner, to consider
a project consisting of a Master Plan of Development and Tentative Tract Map to establish 89
airspace condominium units on two common lots and a single-family residential parcel located at
2555 and 2605 El Camino Real (APN 049-151-008, 009); and,
WHEREAS, a Conditional Use Permit is required for all multi -family developments
with 12 or greater units and acts as the Master Plan of Development for the project site; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0021 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on May 3, 2005, studied and considered the Conditional Use Permit 2004-
0146 (Master Plan of Development), after first studying and considering the Proposed Mitigated
Negative Declaration prepared for the project, and
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings for Approval of Conditional Use Permit. The Planning
Commission finds as follows:
ITEM NUMBER: 2
DATE: 5-3-05
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance); and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
SECTION 2. Findings for Approval of Tree Removal. The Planning Commission
finds as follows:
1. The trees are obstructing proposed improvements that cannot be reasonably designed
to avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following
factors:
■ Early consultation with the City;
■ Consideration of practical design alternatives;
■ Provision of cost comparisons (from applicant) for practical design alternatives;
■ If saving tree eliminates all reasonable uses of the property; or
■ If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on May 3, 2005, resolved to approve Conditional Use Permit 2004-
0146 (Master Plan of Development) and Tree Removal Permit subject to the following:
EXHIBIT A:
Conditions of approval / Mitigation Monitoring Program
EXHIBIT B:
Master Plan of Development / Landscape Plan
EXHIBIT C:
Landscape Details
EXHIBIT D:
Floor Plans and Elevations
EXHIBIT E:
Tree Protection Plan
EXHIBIT F:
Grading and Drainage Plan
EXHIBIT G:
Preliminary Utility Plan
ITEM NUMBER: 2
DATE: 5-3-05
EXHIBIT H: Color and Materials
On motion by Commissioner , and seconded by Commissioner the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Greg Porter
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER:
DATE: 5-3-05
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
Master Plan of Development (CUP 2004-0146)
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge: Phase 11 & III
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
Services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
Planning Services
1. This conditional use permit shall be for a 89 airspace condominium master plan
FM
PS
of development and relocation of an existing Colony Home to a single-family
residential parcel described on the attached exhibits and located on parcel 049-
151-008, 009 regardless of owner.
2. The approval of this use permit shall become final and effective for the
FM
PS
purposes of issuing building permits fourteen (14) days following the Planning
Commission approval unless prior to the time, an appeal to the decision is filed
as set forth in Section 9-1.111(b) of the Zoning Ordinance.
3. The Community Development Department shall have the authority to approve
BP/FM
PS, CE
the following minor changes to the project that (1) modify the site plan project
by less than 10%, (2) result in a superior site design or appearance, and/or (3)
address a construction design issue that is not substantive to the Master Plan
of Development.
4. Any other changes to the Master Plan of Development shall be subject to
Planning Commission approval. Any associated Tentative Maps unless shall
be subject to Planning Commission approval.
5. Approval of this Conditional Use Permit shall be valid for twenty-four (24)
BP/FM
PS
months after its effective date. At the end of the period, the approval shall
expire and become null and void unless the project has received a building
permit.
6. The applicant shall defend, indemnify, and hold harmless the City of
Ongoin
PS
Atascadero or its agents, officers, and employees against any claim or action
g
brought to challenge an approval by the city, or any of its entities, concerning
the subdivision
7. All subsequent Tentative Map and construction permits shall be consistent with
BP/FM
PS, CE
the Master Plan of Development contained herein.
8. All exterior elevations, finish materials and colors shall be consistent with the
BP
PS
Master Plan of Development as shown in EXHIBIT B, and shall include the
following:
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
Services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
■ The stucco exterior shall be non -machine finished, subject to
staff approval
■ Garage doors shall be architectural grade and shall be painted or
powder coated to compliment the proposed color schemes.
9. The central mail center shall be designed to be consistent with the project
architecture and shall include the following:
■ Metal roofing
■ Eave brackets
■ Colored stucco exterior finish
10. All site work, grading, and site improvements shall be consistent with the
BP/FM
PS, BS,
Master Plan of Development as shown in EXHIBIT B, D, F, and G.
CE
11. A deed restriction shall be recorded on the single-family portion of the project
with the relocated Colony Home to ensure that future site work and alterations
to the Colony Home are done within the standards set forth by the Secretary of
the Interior and subject to planning staff approval. The following restrictions
shall apply:
■ All accessory buildings shall be set back from the Colony Home frontage.
■ All accessory buildings shall be architecturally compatible with the Colony
Home to include wood siding, gable roof elements, and dormers.
12. The driveway over the Colony Home lot shall maintain the historic setting and
shall be constructed of decomposed granite or similar, subject to staff approval.
13. Landscaping shall be installed on the Colony Home lot in addition to landscape
screening proposed. All landscaping shall be reviewed and approved with the
building permit submittal.
14. All project fencing / walls shall be installed consistent with EXHIBIT B subject
GP/BP
PS
to the following modifications:
■ Rear patio enclosure shall be constructed of 3 foot high maximum
stucco walls and shall.
• All perimeter fencing shall be a minimum 6 feet in height from grade of
the property or adjacent property (whichever is higher).
■ Rear patio enclosures along EI Camino Real shall be 3 foot high stucco
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
walls with optional 2 foot high iron pickets or similar.
• Retaining walls along the main drive and at the project entry shall be
constructed of decorative block consistent with the architectural theme
of the project, subject to staff approval.
15. Final selection of colors and materials identified in EXHIBIT H shall be subject
GP/BP
PS
to staff approval.
16. A final landscape and irrigation plan shall be approved prior to the issuance of
building permits and included as part of site improvement plan consistent with
EXHIBIT B and C, and as follows:
■ All exterior meters, air conditioning units and mechanical equipment
shall be screened with landscape material.
■ All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
■ All special pavement shall be installed as shown on the landscape
plan/Master Plan of Development.
17. The developer and/or subsequent owner shall assume responsibility for the
continued maintenance of all landscape and common areas, consistent with
EXHIBIT B and C.
18. A Tree Protection Plan shall be submitted with subsequent building permits for
GP/BP
PS
encroachment within the drip line of native trees located on the subject parcel
and any adjacent properties. The applicant will contract with a certified arborist
to monitor all activity within the drip lines of existing native oak trees.
19. An address marker to include address for all units shall be located at the public
GP/BP
PS
street access point. The address marker shall be compatible with the project
architecture, subject to staff approval.
20. Prior to final map, the applicant shall submit CC&Rs for review and approval by
BP
PS, BS
the Community Development Department. The CC&R's shall record with the
Final Map and shall include the following:
a) Provisions for maintenance of all common areas including access,
parking, street trees, fencing and landscaping in perpetuity.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
b) A detailed list of each individual homeowner's responsibilities for
maintenance of the individual units.
c) Residents shall keep all trash receptacles within the unit's designated
trash storage area.
d) Garages shall be maintained and used for vehicle parking.
e) No boats, RV's or other type of recreation vehicle may occupy a guest
or resident parking space, including within an individual garage.
f) A provision for review and approval by the City Community
Development Department for any changes to the CC&R's that relate
to the above requirements prior to the changes being recorded or
taking effect.
21. Approval of this permit shall include the removal of 21 Native Trees, totaling
BP
PS, BS
193 inches dbh. The applicant shall be required to pay mitigation fees or
provide replantings on-site per the requirements of the Atascadero Native Tree
Ordinance. Any additional removals shall be subject to Planning Commission
approval.
City Engineer Conditions
Drainage:
22. All drainage facilities shall be designed and constructed in accordance with
BP
PW
the current City of Atascadero Engineering Standards.
23. The applicant shall submit drainage calculations for review and approval of
BP
PW
the City Engineer.
24. All drainage basins/detention facilities shall detain the difference in the 2-
BP
PW
year storm runoff or the undeveloped site and the 50 -year storm runoff of
the developed site. The outlet pipe or channel shall be sized for the 2 -year
storm peak runoff rate for the undeveloped site at full capacity.
25. The applicant shall address storm water detention to the satisfaction of the
BP/FM
PW
City Engineer, prior to grading and drainage approval, or approval of the
final map.
26. A homeowners association, or other funding and maintenance agreement
FM
PW
shall be submitted for approval by the City Engineer and the City Attorney
prior to recording the final map. The agreement shall cover scheduled
maintenance of the drainage facilities.
27. Existing drainage patterns from adjacent properties shall not be obstructed.
BP
PW
28. All drainage from improvements shall cross property lines within drainage
BP
PW
easements.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
Services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
29. Drainage at the rear of the lots must be carried across property lines in a
BP
PW
closed conduit.
Frontage Improvements:
BP
PW
30. Project shall include construction of curb, gutter and sidewalk along entire EI
BP
PW
Camino Real frontage.
31. Alignment of frontage improvements shall be approved by the City Engineer.
BP
PW
32. The entry location of project on EI Camino Real shall be located in such a
BP
PW
location as to provide adequate site distance for vehicles exiting project.
33. All utilities shall be under grounded on EI Camino Real
BP
PW
Wastewater:
34. All onsite sewer mains shall be privately owned and maintained.
BP
PW
35. Prior to recording the final map, provisions for the repair and maintenance of
BP
PW
the private SS shall be included in the CC&R's for this tract. Included shall
be a mechanism to maintain the private sewer and structures, such as a
homeowners association. The City Engineer and City Attorney shall
approve the final form prior to recordation.
36. Applicant shall pay sewer extension (Annexation), Connection and
BP
PW
Reimbursement fees (if applicable) upon issuance of building permit.
37. Gravity mains within the subdivision shall be sized according to City
BP
PW
Standards.
38. Drainage piping serving fixtures which have flood level rims located below
BP
PW
the elevation of the next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected from backflow of
sewage by installing an approved type backwater valve. Fixtures above
such elevation shall not discharge through the backwater valve.
39. All sanitary sewer (SS) mains shall terminate in manholes unless extension
BP
PW
of the main, at some later date, is anticipated. If extension of a SS main is
anticipated, said SS main may terminate in a cleanout providing the next
downstream manhole is less than 300 linear feet from the cleanout and that
the point of termination is not a reasonable location for a SS main angle
point or intersection.
City Engineer Standard Conditions
40. In the event that the applicant is allowed to bond for the public
BP
BS
improvements required as a condition of this map, the applicant shall enter
into a Subdivision Improvement Agreement with the City Council.
41. An engineer's estimate of probable cost shall be submitted for review and
BP
PW
approval by the City Engineer to determine the amount of the bond.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
42. The Subdivision Improvement Agreement shall record concurrently with the
FM
PW
Final Map.
43. All public improvements shall be constructed in conformance with the City of
BP
PW
Atascadero Engineering Department Standard Specifications and Drawings
or as directed by the City Engineer.
44. The applicant shall enter into a Plan Check/Inspection agreement with the
BP
BS
City.
45. The applicant shall be responsible for the relocation and/or alteration of
BP
PW
existing utilities.
46. The applicant shall install all new utilities (water, gas, electric, cable TV and
BP
BS
telephone) underground. Utilities shall be extended to the property line
frontage of each lot or its public utility easement.
47. The applicant shall monument all property corners for construction control
BP
PW
and shall promptly replace them if disturbed.
48. A preliminary subdivision guarantee shall be submitted for review in
BP
PW
conjunction with the processing of the parcel map.
49. All existing and proposed utility, pipeline, open space, or other easements
BP
PS/PW
are to be shown on the parcel map. If there are building or other restrictions
related to the easements, they shall be noted on the parcel map. The
applicant shall show all access restrictions on the parcel map.
50. Prior to recording the tract map, the applicant shall submit a map drawn in
FM
PS/PW
substantial conformance with the approved tentative map and in compliance
with all conditions set forth herein shall be submitted for review and approval
by the City in accordance with the Subdivision Map Act and the City's
Subdivision Ordinance.
51. Prior to recording the tract map, the applicant's surveyor shall set
FM
PW
monuments at all new property corners or shall indicate, by certificate on the
final map, that corners have been set or shall be set by a date specific and
that they will be sufficient to enable the survey to be retraced.
52. Prior to recording the tract map, the applicant shall have the map reviewed
FM
PW
by all applicable public and private utility companies (cable, telephone, gas,
electric, Atascadero Mutual Water Company). The applicant shall obtain a
letter from each utility company, which indicates their review of the map.
The letter shall identify any new easements, which may be required by the
utility company. A copy of the letter shall be submitted to the City. New
easements shall be shown on the parcel map.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
Services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
53. Upon recording the final map, the applicant shall provide the City with a
FM
PW
black line clear Mylar (0.4 mil) copy and a blue line print of the recorded
map.
54. Prior to the final inspection of any public improvements, the applicant shall
BP
PW
submit a written statement from a registered civil engineer that all work has
been completed and is in full compliance with the approved plans.
Solid Waste Conditions:
55. Atascadero Waste Alternative shall approve the location, size and design of
BP
PW
all solid waste facilities. The facilities shall include room for recycling and
green waste containers. The location of the facilities will take into account
the collection of the solid waste.
Atascadero Mutual Water Company
56. The applicant shall submit plans to AMWC for the water distribution facilities
needed to serve the project. AMWC shall review and approve the plans
before construction begins on the water system improvements. All water
distribution facilities shall be constructed in conformance with AMWC
Standards and Details and the California Waterworks Standards (Code of
Regulations Title 22, Division 4, Chapter 16). All cross -connection devices
shall conform to AWWA and California Department of Health Services
standards.
57. Before the start of construction on the water system improvements, the
applicant shall pay all installation and connection fees required by AMWC.
Subject to the approval of AMWC, the applicant may enter in to a "deferred
connection" agreement.
58. Before issuance of building permits, the applicant shall obtain a "Will Serve"
letter from AMWC for the newly created lots within the subdivision.
59. The water mains required to serve the project shall be laid out in a grid or
looped pattern and shall connect to the existing water mains system in EI
Camino Real with a minimum two points.
60. The applicant shall provide AMWC with easements for those water facilities
proposed for operation and maintenance by AMWC that are constructed
outside of publicly maintained right-of-ways. AMWC shall review the form
and content of the easements before recordation.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
61. The applicant shall submit a hydraulic analysis of the water system
improvements for the project. The analysis should take into account the fire
flows required by the Uniform Fire Code and requirements of the California
Waterworks Standards. The applicant is responsible for designing and
constructing water system improvements that will provide water at pressures
and flows adequate for the domestic and fire protection needs of the project.
62. The applicant shall obtain a separate landscape -irrigation meter(s) from
AMWC for the common areas within the project.
63. AMWC shall review and approve the irrigation plans for the common areas
within the project. The irrigation plan submittal shall include the following:
■ Landscape irrigation meter location and size.
■ Backflow prevention device type, location, and manufacturer
■ Flow and precipitation rate for each circuit
■ Irrigation schedules including schedules for establishment period and
post establishment period
■ Total anticipated water application per circuit per month for both
schedules
■ Total landscape water application.
■ Use drip irrigation where ever possible
■ A check valve shall be installed on the lowest head in each sprinkler
circuit
Mitigation Measures
BP
PS
1.c.1
Mitigation Measure 1.c.1: The following landscape mitigations shall apply:
■ An informal landscape buffer shall be included between the proposed
development and adjacent large -lot single-family properties. Evergreen trees
and shrubs shall be utilized throughout the buffer area.
■ The applicant shall provide landscaping in the form of evergreen tree clusters
on the adjacent single-family lot that is included as part of the project site.
■ Fencing adjacent to EI Camino Real shall be consistent with the architecture
of the units and shall provide a cohesive edge to the project.
■ Street trees shall be installed along EI Camino Real at a maximum of 30 feet
on center. Street trees shall be minimum 15 -gallon Live oak with alternate
species for accent trees, subject to the approval of planning staff.
■ The project shall include landscaping of all common areas, including slopes,
common openspace areas, and building frontages.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
services
Master Plan of Development
GP: Grading
Permit
BS: Building
services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
■ Parking lot shade trees shall be provided within all landscape fingers and
along the boundaries of all common open -space areas as shown in
Attachment 4. Trees shall be large canopy trees and shall be of a scale
appropriate to the project.
■ All trees shall be 15 gallon size or greater and shall be double staked.
Mitigation Measure 1.c.2: The proposed residences shall include a variety of
BP
PS
1.c.2
earth -tone paint and roof colors designed to blend with the surrounding
environment and reduce the potential for reflected light and glare.
Mitigation Measure 1.c.3: Building architecture shall include features that
BP
PS
1.c.3
emphasize vertical elements and minimize the horizontal nature of the buildings.
Such features are to be of exceptionally high design quality per General Plan
Land Use Policy 2.1.2 and shall include changes in materials, fagade undulation,
and vertically emphasized window elements, or similar treatments.
Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site
BP
PS, CE
1.d.1
glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to
prevent offsite light spillage and glare. Building mounted fixtures shall be
designed to direct light downward and shall be decorative in nature, consistent
with the building architecture. decorative pole lighting shall be designed to be a
maximum of 16 feet in height. Lighting of the parking area and pedestrian paths
shall be integrated with proposed landscaping. All lighting schemes shall be
designed to produce a zero footcandle reading at the property line.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge; Phase It & 111
Master Plan of Development
Timing
BL: Business
License
GP: Grading
Permit
BP: Building
Permit
FI: Final
Inspection
TO: Temporary
Occupancy
F0: Final
Occupancy
Responsibil
ity
/Monitoring
PS: Planning
Services
BS: Building
Services
FD: Fire Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all
BP, GP
PS, BS, CE
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 equipment
meeting the ARB's 1996 or newer certification standard for off-road heavy-
duty diesel engines.
■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters
(CDPF) or other District approved emission reduction retrofit services
(Required for projects grading more than 4.0 acres of continuously worked
area).
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.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge; Phase It & 111
Master Plan of Development
Timing
BL: Business
License
GP: Grading
Permit
BP: Building
Permit
FI: Final
Inspection
TO: Temporary
Occupancy
F0: Final
Occupancy
Responsibil
ity
/Monitoring
PS: Planning
services
BS: Building
services
FD: Fire Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
(Continued from above)
GP
PS, BS, CE
3.10.1
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 stock -pile 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 plann4ed 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.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
Services
Master Plan of Development
GP: Grading
Permit
BS: Building
services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
Occupancy
WW: Wastewater
CA: City Attorney
F0: Final
Occupancy
Mitigation Measure 3.b.2: Naturally Occurring Asbestos (NOA) has been
GPAP
BS,PS
3.b.2
identified by the state Air Resources Board as a toxic air contaminant.
Serpentine and ultramafic rocks are very common in the state and may contain
naturally occurring asbestos. Under the State Air Resources Board Air Toxics
Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface
Mining Operations, prior to any grading activities at the site, the project
proponent shall ensure that a geologic evaluation is conducted to determine if
naturally occurring asbestos is present within the area that will be disturbed. If
naturally occurring asbestos is found at the site the applicant must comply with
all requirements outlined in the Asbestos ATCM for Construction, Grading,
Quarrying, and Surface Mining Operations. These requirements may include but
are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved
by the District before construction begins, and 2) an Asbestos Health and Safety
Program will also be required for some projects.
Mitigation Measure 4.a.1: If vegetation removals occur during bird nesting
BP, GP
PS
4.a.1
season (March 15t through August 15th) a pre -construction survey shall be
completed to assess any impacts. All recommendations, if any, from the survey
shall be implemented and incorporated into the project construction.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge; Phase It & 111
Master Plan of Development
Timing
BL: Business
License
GP: Grading
Permit
BP: Building
Permit
FI: Final
Inspection
TO: Temporary
Occupancy
F0: Final
Occupancy
Responsibil
ity
/Monitoring
PS: Planning
Services
BS: Building
services
FD: Fire Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 4.e.1: The developer shall contract with a certified arborist
BP, GP,
PS, BS
4.e.1
during all phases of project implementation. The certified arborists shall be
FO
responsible for monitoring the project during all phases of construction through
project completion, as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre -construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or earth
work for any portion of the project site. All tree protection fencing and trunk
protection shall be installed for inspection during the meeting. Tree
protection fencing shall be installed at the line of encroachment into the
tree's root zone area.
(c) As specified by the arborist report and City staff:
■ Prune all trees in active development areas to be saved for structural
strength and crown cleaning by a licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning and tree pruning.
■ In locations where paving is to occur within the tree canopy, grub only
and do not grade nor compact. Install porous pavers over a three-inch
bed of % inch granite covered with one -inch pea gravel for screeding. If
curbs are required, use pegged curbs to secure the porous pavers.
Pegged curbs are reinforced six to eight curbs poured at grade with a
one -foot by one -foot pothole every four to six linear feet.
■ All trenching or grading within the protected root zone area, outside of
the tree protection fence shall require hand trenching or preserve and
protect roots that are larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced protected area.
■ Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status report
shall be prepared by the project arborist certifying that the tree protection
plan was implemented, the trees designated for protection were protected
during construction, and the construction -related tree protection measures
are no longer required for tree protection.
Mitigation Measure 4.e.2: All tree removals shall be mitigated as prescribed by
BP
PS
4.e.2
the Atascadero Native Tree Ordinance.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsibil
Mitigation
Mitigation Monitoring Program
ity
Measure
/Monitoring
Emerald Ridge; Phase It & 111
BL: Business
License
PS: Planning
services
Master Plan of Development
GP: Grading
Permit
BS: Building
services
BP: Building
Permit
FD: Fire Department
FI: Final
PD: Police
Department
Inspection
TO: Temporary
CE: City Engineer
WW: Wastewater
Occupancy
F0: Final
CA: City Attorney
Occupancy
Mitigation Measure 5.a.1: Any exterior building modifications or site plan
BP
PS
5.a.1
changes not represented in the proposed project that could occur during the
Building Permit application process, during construction, or at any time in the
future shall be consistent with the Secretary of the Interior's Standards for
Rehabilitation & Illustrated Guidelines for Rehabilitating Historic Buildings and
shall meet the provisions of CEQA -Section 15064.5, as approved by Planning
Staff.
Mitigation Measure 5.a.2: All proposed accessory structures adjacent to the
BP
PS
5.a.2
relocated Colony Home shall be consistent in architecture and materials to the
Colony Home and shall be designed to compliment the existing Colony Home.
Mitigation Measure 5.b.c.d: Should any cultural resources be unearthed during
GP
PS
5.b.c.d
site development work, the provisions of CEQA -Section 15064.5, will be
followed to reduce impacts to a non-significant level.
Mitigation Measure 6.b: The grading permit application plans shall include
GP
CE
6.b
erosion control measures to prevent soil, dirt, and debris from entering the storm
drain system during and after construction. A separate plan shall be submitted
for this purpose and shall be subject to review and approval of the City Engineer
at the time of Building Permit application.
Mitigation Measure 6.c.: A soils report shall be required to be submitted with a
GP
BS
6.c
future building permit by the building department.
Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan
GP
PS, BS, CE
8.e.f.1
(SWPPP)/Erosion Control Plan shall be submitted and approved by the City
Engineer prior to the issuance of the building permit. The plan shall include
storm water measures for the operation and maintenance of the project for the
review and approval of the City Engineer. The Building Permit application plans
shall identify Best Management Practices (BMPs) appropriate to the uses
conducted on site that effectively prohibit the entry of pollutants into storm water
runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all
GP
PS, BS, CE
8.e.f.2
contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved construction
Best Management Practices will result in the issuance of correction notices,
citations, or stop orders.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge; Phase It & 111
Master Plan of Development
Timing
BL: Business
License
GP: Grading
Permit
BP: Building
Permit
FI: Final
Inspection
TO: Temporary
Occupancy
F0: Final
Occupancy
Responsibil
ity
/Monitoring
PS: Planning
services
BS: Building
services
FD: Fire Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 11.d: All construction activities shall comply with the City of
BP, GP
PS, BS, CE
11.d
Atascadero Noise Ordinance for hours of operation, and as follows:
Construction activities shall be limited to the following hours of operation:
7 a.m. to 7 p.m. Monday through Friday
• 9 a.m. to 6 p.m. Saturday and Sunday
Further, particularly loud noises shall not occur before 8 a.m. on weekdays and
not at all on weekends.
The hours of construction may be modified by the Community Development
Director upon a determination that unusually loud construction activities are
having a significant impact on the neighbors.
Failure to comply with the above-described hours of operation may result in
withholding of inspections and possible construction prohibitions, subject to the
review and approval of the Community Development Director.
A sign shall be posted on-site with the hours of operation and a telephone
number of the person to be contacted in the event of any violations. The details
of such a sign shall be approved by staff during the Grading Plan/Building Permit
review process.
Mitigation Measure 15.a.b.1: The project shall include the construction of full
BP, GP
PS, BS, CE
15.a.b.1
frontage improvements along EI Camino Real as approved by the City Engineer
and per standards listed in the General Plan Circulation Element. Improvements
are to include:
■ Widening of EI Camino Real to allow for a central suicide lane, a landscape
parkway, and detached sidewalk.
■ Curb, gutter, and sidewalk improvements along EI Camino Real.
EXHIBIT B: Master Plan of Development/Site Plan / Landscape Plan
I
ITEM NUMBER: 2
DATE: 5-3-05
9
ITEM NUMBER: 2
DATE: 5-3-05
EXHIBIT C: Landscape Details
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ITEM NUMBER: 2
DATE: 5-3-05
EXHIBIT D: Floor Plans and Elevations
EXHIBIT D: Floor Plans and Elevations
0
ITEM NUMBER
DATE:
P. A a B - Ravarna Pan C PW C - Reman P'.;: C Pan C - Revwe Van C Plan C - R—. Pan A & B
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5-3-05
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Building Type 1 - Buildings A, B, C, D, E & F
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2
5-3-05
EXHIBIT E: Tree Protection Plan
ITEM NUMBER: 2
DATE: 5-3-05
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ITEM NUMBER
DATE: 5-3-05
EXHIBIT F: Grading and Drainage Plan
NEWS
ITEM NUMBER: 2
DATE: 5-3-05
EXHIBIT G: Preliminary Utility Plan
I
I
EXHIBIT H: Color and Materials
Color Scheme #I
Garage doors to match
stucco body color
Color Scheme 02
Garage doors to match
stucco/body color
Color Scheme #3
Garage doors to match
stucco/body color
COLOR AND MATERIALS BOARD
Emerald Ridge Homes
Atascadero. CA
LGA - Leonard Grant, Architect
April 2005
oofm
Elk — Prcstique Hickory
Stucco
Rook%%tW Terra Colta
Rookvvood Amhcr
Hardy Sidine
Ilirdseyc Maple
Trim — -
Roycrolt Vellum
Roofing
lilk - Presliquc Antique Slate
Stucco
Rook%vood Dark Green
Renwick Olive
Hardy Sidine
Roycroll Mist Gray
Trim
Rovcro0 Vellum
Roofinp.
Elk - Prestique Shakewo
Stucco
Rookwood Dark Brown
Renwick Golden Oak
Hardy Sidine
Downing straw
Trim
Rovcrott Vellum
ITEM NUMBER: 2
DATE: 5-3-05
ITEM NUMBER
DATE: 5-3-05
ATTACHMENT 8: Draft Resolution PC 2005-0034
Approval of Proposed Vesting Tentative Tract Map
DRAFT RESOLUTION PC 2005-0034
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING
THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 2004-
00649 TO ALLOW 89 AIRSPACE CONDOMINIUM UNITS ON 2
COMMON LOTS AND A SINGLE-FAMILY RESIDENTAIL PARCEL
CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT ON APN
049-151-008, 009
(Laughlin Development Co.)
WHEREAS, an application has been received from Laughlin Development Company
(479 Pacific Street, Suite 2A, Monterey, CA 93940), Applicant and Property Owner, to consider
a project consisting of a Master Plan of Development and Tentative Tract Map to establish 89
airspace condominium units on two common lots and a single-family residential parcel located at
2555 and 2605 El Camino Real (APN 049-151-008, 009); and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0021 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative
Tract Map application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development and corresponding tract map; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on May 3, 2005, studied and considered Tentative Tract Map 2004-0064,
after first studying and considering the Proposed Mitigated Negative Declaration prepared for the
project, and
NOW THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
ITEM NUMBER
DATE: 5-3-05
SECTION 1. Findinis of Approval for Tentative Tract Map, the Planning
Commission of the City of Atascadero finds as follows:
1. The proposed subdivision, design and improvements as conditioned, is consistent with
the General Plan and applicable zoning requirements.
2. The proposed subdivision, as conditioned, is consistent with the proposed Master Plan of
Development (CUP 2004-0146).
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause substantial
environmental damage or substantially and unavoidably injure fish and wildlife or their
habitat.
6. The design of the subdivision will not conflict with easements acquired by the public at
large for access through, or the use of property within, the proposed subdivision; or
substantially equivalent alternative easements are provided.
7. Covenants, Conditions and Restrictions (CC&R's) or equivalent shall be required that
incorporate the Master Plan of Development conditions of approval to ensure that the site
retains the proposed qualities (architecture, colors, materials, plan amenities, fencing, and
landscaping) over time.
8. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
ITEM NUMBER: 2
DATE: 5-3-05
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on May 3, 2005, resolved to recommend that the City Council approve
Tentative Tract Map (TTM 2004-0064) subject to the following:
1. Exhibit A: Tentative Tract Map 2004-0064
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program.
On motion by Commissioner , and seconded by Commissioner the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Greg Porter
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: 2
DATE: 5-3-05
Exhibit A: Tentative Tract Map
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ITEM NUMBER:
DATE: 5-3-05
Exhibit B: Conditions of Approval / Mitigation Monitoring Program
Tentative Tract Map 2004-0064
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
ility
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
Services
TTM 2004-0064
Temporary
Occupancy
Occupancy
$e Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
Planning Services
1. The approval of this application shall become final, subject to the
FM
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 Tract Map shall be valid for two years after its
FM
PS
effective date. At the end of the period, the approval shall expire and
become null and void unless an extension of time is granted pursuant to
a written request received prior to the expiration date.
3. The Community Development Department shall have the authority to
FM
PS
approve minor changes to the project that (1) result in a superior site
design or appearance, and/or (2) address a design issue that is not
substantive to the Tentative Tract Map and that the Final Map is in
substantial conformance with the Tentative Map.
4. The granting of this entitlement shall apply to the property located at
On going
PS
(APN 049-151-008, 009) regardless of owner.
5. The Final Map shall be drawn in substantial conformance with the
FM
PS
approved tentative map, and in compliance with all conditions set forth
herein, shall be submitted for review and approval in accordance with the
Subdivision Map Act and the City's Subdivision Ordinance.
6. The subdivider shall defend, indemnify, and hold harmless the City of
FM
PS
Atascadero or its agents, officers, and employees against any claim or
action brought to challenge an approval by the city, or any of its entities,
concerning the subdivision.
7. The Tract Map shall be subject to additional fees for park or recreation
FM
PS
purposes (QUIMBY Act) as required by City Ordinance.
8. Prior to final map, the applicant shall submit CC&Rs for review and
BP
PS
approval by the Community Development Department. The CC&R's shall
record with the Final Map and shall include the following:
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
Services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
a. Provisions for maintenance of all common areas including
access, parking, street trees, fencing and landscaping in
perpetuity.
b. A detailed list of each individual homeowner's
responsibilities for maintenance of the individual units.
c. Residents shall keep all trash receptacles within the unit's
designated trash storage area.
d. Garages shall be maintained and used for vehicle parking.
e. No boats, RV's or other type of recreation vehicle may
occupy a guest or resident parking space, including within
an individual garage.
f. A provision for review and approval by the City Community
Development Department for any changes to the CC&R's
that relate to the above requirements prior to the changes
being recorded or taking effect.
9. A deed restriction shall be recorded on the single-family portion of the
project with the relocated Colony Home to ensure that future site work
and alterations to the Colony Home are done within the standards set
forth by the Secretary of the Interior and subject to planning staff
approval. The following restrictions shall apply:
■ All accessory buildings shall be set back from the Colony Home
frontage.
■ All accessory buildings shall be architecturally compatible with the
Colony Home to include wood siding, gable roof elements, and
dormers.
10. The developer and/or subsequent owner shall assume responsibility for
Ongoing
PS
the continued maintenance of all landscape and common areas.
City Engineer Project Conditions
Drainage:
11. All drainage facilities shall be designed and constructed in accordance
BP
PW
with the current City of Atascadero Engineering Standards.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
Services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
12. The applicant shall submit drainage calculations for review and
BP
PW
approval of the City Engineer.
13. All drainage basins/detention facilities shall detain the difference in the
BP
PW
2 -year storm runoff or the undeveloped site and the 50 -year storm
runoff of the developed site. The outlet pipe or channel shall be sized
for the 2 -year storm peak runoff rate for the undeveloped site at full
capacity.
14. The applicant shall address storm water detention to the satisfaction of
BP/FM
PW
the City Engineer, prior to grading and drainage approval, or approval
of the final map.
15. A homeowners association, or other funding and maintenance
FM
PW
agreement shall be submitted for approval by the City Engineer and
the City Attorney prior to recording the final map. The agreement shall
cover scheduled maintenance of the drainage facilities.
16. Existing drainage patterns from adjacent properties shall not be
BP
PW
obstructed.
17. All drainage from improvements shall cross property lines within
BP
PW
drainage easements.
18. Drainage at the rear of the lots must be carried across property lines in
BP
PW
a closed conduit.
19. Frontage Improvements:
BP
PW
20. Project shall include construction of curb, gutter and sidewalk along
BP
PW
entire EI Camino Real frontage.
21. Alignment of frontage improvements shall be approved by the City
BP
PW
Engineer.
22. The entry location of project on EI Camino Real shall be located in
BP
PW
such a location as to provide adequate site distance for vehicles
exiting project.
23. All utilities shall be under grounded on EI Camino Real
BP
PW
Wastewater:
24. All onsite sewer mains shall be privately owned and maintained.
BP
PW
25. Prior to recording the final map, provisions for the repair and
BP
PW
maintenance of the private SS shall be included in the CC&R's for this
tract. Included shall be a mechanism to maintain the private sewer
and structures, such as a homeowners association. The City Engineer
and City Attorney shall approve the final form prior to recordation.
26. Applicant shall pay sewer extension (Annexation), Connection and
BP
PW
Reimbursement fees (if applicable) upon issuance of building permit.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
Services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
27. Gravity mains within the subdivision shall be sized according to City
BP
PW
Standards.
28. Drainage piping serving fixtures which have flood level rims located
BP
PW
below the elevation of the next upstream manhole cover of the public
or private sewer serving such drainage piping shall be protected from
backflow of sewage by installing an approved type backwater valve.
Fixtures above such elevation shall not discharge through the
backwater valve.
29. All sanitary sewer (SS) mains shall terminate in manholes unless
BP
PW
extension of the main, at some later date, is anticipated. If extension
of a SS main is anticipated, said SS main may terminate in a cleanout
providing the next downstream manhole is less than 300 linear feet
from the cleanout and that the point of termination is not a reasonable
location for a SS main angle point or intersection.
City Engineer Standard Conditions
30. In the event that the applicant is allowed to bond for the public
BP
BS
improvements required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with the City Council.
31. An engineer's estimate of probable cost shall be submitted for review
BP
PW
and approval by the City Engineer to determine the amount of the
bond.
32. The Subdivision Improvement Agreement shall record concurrently
FM
PW
with the Final Map.
33. All public improvements shall be constructed in conformance with the
BP
PW
City of Atascadero Engineering Department Standard Specifications
and Drawings or as directed by the City Engineer.
34. The applicant shall enter into a Plan Check/Inspection agreement with
BP
BS
the City.
35. The applicant shall be responsible for the relocation and/or alteration
BP
PW
of existing utilities.
36. The applicant shall install all new utilities (water, gas, electric, cable TV
BP
BS
and telephone) underground. Utilities shall be extended to the
property line frontage of each lot or its public utility easement.
37. The applicant shall monument all property corners for construction
BP
PW
control and shall promptly replace them if disturbed.
38. A preliminary subdivision guarantee shall be submitted for review in
BP
PW
conjunction with the processing of the parcel map.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
39. All existing and proposed utility, pipeline, open space, or other
BP
PS/PW
easements are to be shown on the parcel map. If there are building or
other restrictions related to the easements, they shall be noted on the
parcel map. The applicant shall show all access restrictions on the
parcel map.
40. Prior to recording the tract map, the applicant shall submit a map
FM
PS/PW
drawn in substantial conformance with the approved tentative map and
in compliance with all conditions set forth herein shall be submitted for
review and approval by the City in accordance with the Subdivision
Map Act and the City's Subdivision Ordinance.
41. Prior to recording the tract map, the applicant's surveyor shall set
FM
PW
monuments at all new property corners or shall indicate, by certificate
on the final map, that corners have been set or shall be set by a date
specific and that they will be sufficient to enable the survey to be
retraced.
42. Prior to recording the tract map, the applicant shall have the map
FM
PW
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company, which
indicates their review of the map. The letter shall identify any new
easements, which may be required by the utility company. A copy of
the letter shall be submitted to the City. New easements shall be
shown on the parcel map.
43. Upon recording the final map, the applicant shall provide the City with
FM
PW
a black line clear Mylar (0.4 mil) copy and a blue line print of the
recorded map.
44. Prior to the final inspection of any public improvements, the applicant
BP
PW
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.
Solid Waste Conditions:
45. Atascadero Waste Alternative shall approve the location, size and
BP
PW
design of all solid waste facilities. The facilities shall include room for
recycling and green waste containers. The location of the facilities will
take into account the collection of the solid waste.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
Services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
46. Atascadero Mutual Water Company
47. The applicant shall submit plans to AMWC for the water distribution
facilities needed to serve the project. AMWC shall review and approve
the plans before construction begins on the water system
improvements. All water distribution facilities shall be constructed in
conformance with AMWC Standards and Details and the California
Waterworks Standards (Code of Regulations Title 22, Division 4,
Chapter 16). All cross -connection devices shall conform to AWWA
and California Department of Health Services standards.
48. Before the start of construction on the water system improvements, the
applicant shall pay all installation and connection fees required by
AMWC. Subject to the approval of AMWC, the applicant may enter in
to a "deferred connection" agreement.
49. Before issuance of building permits, the applicant shall obtain a "Will
Serve" letter from AMWC for the newly created lots within the
subdivision.
50. The water mains required to serve the project shall be laid out in a grid
or looped pattern and shall connect to the existing water mains system
in EI Camino Real with a minimum two points.
51. The applicant shall provide AMWC with easements for those water
facilities proposed for operation and maintenance by AMWC that are
constructed outside of publicly maintained right-of-ways. AMWC shall
review the form and content of the easements before recordation.
52. The applicant shall submit a hydraulic analysis of the water system
improvements for the project. The analysis should take into account
the fire flows required by the Uniform Fire Code and requirements of
the California Waterworks Standards. The applicant is responsible for
designing and constructing water system improvements that will
provide water at pressures and flows adequate for the domestic and
fire protection needs of the project.
53. The applicant shall obtain a separate landscape -irrigation meter(s)
from AMWC for the common areas within the project.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
54. AMWC shall review and approve the irrigation plans for the common
areas within the project. The irrigation plan submittal shall include the
following:
■ Landscape irrigation meter location and size.
■ Backflow prevention device type, location, and manufacturer
■ Flow and precipitation rate for each circuit
■ Irrigation schedules including schedules for establishment period
and post establishment period
■ Total anticipated water application per circuit per month for both
schedules
■ Total landscape water application.
■ Use drip irrigation where ever possible
■ A check valve shall be installed on the lowest head in each
sprinkler circuit
Mitigation Measures
BP
PS
1.0
Mitigation Measure 1.c.1: The following landscape mitigations shall apply:
■ An informal landscape buffer shall be included between the proposed
development and adjacent large -lot single-family properties. Evergreen
trees and shrubs shall be utilized throughout the buffer area.
■ The applicant shall provide landscaping in the form of evergreen tree
clusters on the adjacent single-family lot that is included as part of the
project site.
■ Fencing adjacent to EI Camino Real shall be consistent with the
architecture of the units and shall provide a cohesive edge to the
project.
■ Street trees shall be installed along EI Camino Real at a maximum of 30
feet on center. Street trees shall be minimum 15 -gallon Live oak with
alternate species for accent trees, subject to the approval of planning
staff.
■ The project shall include landscaping of all common areas, including
slopes, common openspace areas, and building frontages.
■ Parking lot shade trees shall be provided within all landscape fingers
and along the boundaries of all common open -space areas as shown in
Attachment 4. Trees shall be large canopy trees and shall be of a scale
appropriate to the project.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
Services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
FD: Fire
F0: Final Occupancy
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
■ All trees shall be 15 gallon size or greater and shall be double staked.
Mitigation Measure 1.c.2: The proposed residences shall include a variety
BP
PS
1.c.2
of earth -tone paint and roof colors designed to blend with the surrounding
environment and reduce the potential for reflected light and glare.
Mitigation Measure 1.c.3: Building architecture shall include features that
BP
PS
1.c.3
emphasize vertical elements and minimize the horizontal nature of the
buildings. Such features are to be of exceptionally high design quality per
General Plan Land Use Policy 2.1.2 and shall include changes in materials,
fagade undulation, and vertically emphasized window elements, or similar
treatments.
Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off
BP
PS, CE
1.d.1
site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting
fixtures to prevent offsite light spillage and glare. Building mounted fixtures
shall be designed to direct light downward and shall be decorative in
nature, consistent with the building architecture. decorative pole lighting
shall be designed to be a maximum of 16 feet in height. Lighting of the
parking area and pedestrian paths shall be integrated with proposed
landscaping. All lighting schemes shall be designed to produce a zero
footcandle reading at the property line.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge Phase II and III
Vesting Tentative Tract Map
TTM 2004-0064
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
Oc Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsib
iiity
/Monitorin
g
PS: Planning
services
B:Building
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
Mitigation
Measure
Mitigation Measure 3.b.1: The project shall be conditioned to comply with
BP, GP
PS, BS,
3.b.1
all applicable District regulations pertaining to the control of fugitive dust
CE
(PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air
Quality Handbook.
Section 6.3: Construction Equipment
■ Maintain all construction equipment in proper tune according to
manufacturer's specifications.
■ Fuel all off-road and portable diesel powered equipment, including but
not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non -taxed version suitable for use off-road).
■ Maximize to the extent feasible, the use of diesel construction
equipment meeting the ARB's 1996 or newer certification standard for
off-road heavy-duty diesel engines.
■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate
filters (CDPF) or other District approved emission reduction retrofit
services (Required for projects grading more than 4.0 acres of
continuously worked area).
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.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge Phase II and III
Vesting Tentative Tract Map
TTM 2004-0064
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
Oc Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsib
iiity
/Monitorin
g
PS: Planning
Services
B:Building
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
Mitigation
Measure
(Continued from above)
GP
PS, BS,
3.b.1
CE
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 stock -pile 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 plann4ed 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.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
FD: Fire
F0: Final Occupancy
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
Mitigation Measure 3.b.2: Naturally Occurring Asbestos (NOA) has been
GP,BP
BSRS
3.b.2
identified by the state Air Resources Board as a toxic air contaminant.
Serpentine and ultramafic rocks are very common in the state and may
contain naturally occurring asbestos. Under the State Air Resources Board
Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying,
and Surface Mining Operations, prior to any grading activities at the site,
the project proponent shall ensure that a geologic evaluation is conducted
to determine if naturally occurring asbestos is present within the area that
will be disturbed. If naturally occurring asbestos is found at the site the
applicant must comply with all requirements outlined in the Asbestos ATCM
for Construction, Grading, Quarrying, and Surface Mining Operations.
These requirements may include but are not limited to 1) an Asbestos Dust
Mitigation Plan which must be approved by the District before construction
begins, and 2) an Asbestos Health and Safety Program will also be
required for some projects.
Mitigation Measure 4.a.1: If vegetation removals occur during bird nesting
BP, GP
PS
4.a.1
season (March 15t through August 15th) a pre -construction survey shall be
completed to assess any impacts. All recommendations, if any, from the
survey shall be implemented and incorporated into the project construction.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge Phase II and III
Vesting Tentative Tract Map
TTM 2004-0064
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
Oc Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsib
iiity
/Monitorin
g
PS: Planning
Services
B:Building
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
Mitigation
Measure
Mitigation Measure 4.e.1: The developer shall contract with a certified
BP, GP, FO
PS, BS
4.e.1
arborist during all phases of project implementation. The certified arborists
shall be responsible for monitoring the project during all phases of
construction through project completion, as follows:
(a) A written agreement between the arborist and the developer outlining
a arborist monitoring schedule for each construction phase through
final inspection shall be submitted to and approved by planning staff
prior to the issuance of building/grading permits.
(b) Arborist shall schedule a pre -construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the
meeting. Tree protection fencing shall be installed at the line of
encroachment into the tree's root zone area.
(c) As specified by the arborist report and City staff:
■ Prune all trees in active development areas to be saved for
structural strength and crown cleaning by a licensed and certified
arborist;
■ Remove all debris and spoils from the lot cleaning and tree
pruning.
■ In locations where paving is to occur within the tree canopy, grub
only and do not grade nor compact. Install porous pavers over a
three-inch bed of % inch granite covered with one -inch pea gravel
for screeding. If curbs are required, use pegged curbs to secure
the porous pavers. Pegged curbs are reinforced six to eight curbs
poured at grade with a one -foot by one -foot pothole every four to
six linear feet.
■ All trenching or grading within the protected root zone area, outside
of the tree protection fence shall require hand trenching or preserve
and protect roots that are larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced protected
area.
■ Any roots that are 4 inches in diameter or larger are not to be cut
until inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status
report shall be prepared by the project arborist certifying that the tree
protection plan was implemented, the trees designated for protection
were protected during construction, and the construction -related tree
protection measures are no longer required for tree protection.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Timing
Responsib
Mitigation
Mitigation Monitoring Program
iiity
Measure
/Monitorin
GP: Grading Permit
g
Emerald Ridge Phase II and III
BP: Building Permit
SIP: Subdivision
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PS: Planning
Services
TTM 2004-0064
Oc Temporary
Occupancy
B:Building
FI: Final inspection
F0: Final Occupancy
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
Mitigation Measure 4.e.2: All tree removals shall be mitigated as
BP
PS
4.e.2
prescribed by the Atascadero Native Tree Ordinance.
Mitigation Measure 5.a.1: Any exterior building modifications or site plan
BP
PS
5.a.1
changes not represented in the proposed project that could occur during
the Building Permit application process, during construction, or at any time
in the future shall be consistent with the Secretary of the Interior's
Standards for Rehabilitation & Illustrated Guidelines for Rehabilitating
Historic Buildings and shall meet the provisions of CEQA -Section 15064.5,
as approved by Planning Staff.
Mitigation Measure 5.a.2: All proposed accessory structures adjacent to
BP
PS
5.a.2
the relocated Colony Home shall be consistent in architecture and
materials to the Colony Home and shall be designed to compliment the
existing Colony Home.
Mitigation Measure 5.b.c.d: Should any cultural resources be unearthed
GP
PS
5.b.c.d
during site development work, the provisions of CEQA -Section 15064.5,
will be followed to reduce impacts to a non-significant level.
Mitigation Measure 6.b: The grading permit application plans shall include
GP
CE
6.b
erosion control measures to prevent soil, dirt, and debris from entering the
storm drain system during and after construction. A separate plan shall be
submitted for this purpose and shall be subject to review and approval of
the City Engineer at the time of Building Permit application.
Mitigation Measure 6.c.: A soils report shall be required to be submitted
GP
BS
6.c
with a future building permit by the building department.
Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan
GP
PS, BS,
8.e.f.1
(SWPPP)/Erosion Control Plan shall be submitted and approved by the
CE
City Engineer prior to the issuance of the building permit. The plan shall
include storm water measures for the operation and maintenance of the
project for the review and approval of the City Engineer. The Building
Permit application plans shall identify Best Management Practices (BMPs)
appropriate to the uses conducted on site that effectively prohibit the entry
of pollutants into storm water runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that
GP
PS, BS,
8.0.2
all contractors are aware of all storm water quality measures and that such
CE
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop orders.
ITEM NUMBER:
DATE: 5-3-05
Conditions of Approval /
Mitigation Monitoring Program
Emerald Ridge Phase II and III
Vesting Tentative Tract Map
TTM 2004-0064
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
Oc Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsib
iiity
/Monitorin
g
PS: Planning
services
B:Building
FD: Fire
Department
PD: Police
Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water
Comp.
Mitigation
Measure
Mitigation Measure 11.d: All construction activities shall comply with the
BP, GP
PS, BS,
11.d
City of Atascadero Noise Ordinance for hours of operation, and as follows:
CE
Construction activities shall be limited to the following hours of operation:
7 a.m. to 7 p.m. Monday through Friday
• 9 a.m. to 6 p.m. Saturday and Sunday
Further, particularly loud noises shall not occur before 8 a.m. on weekdays
and not at all on weekends.
The hours of construction may be modified by the Community
Development Director upon a determination that unusually loud
construction activities are having a significant impact on the neighbors.
Failure to comply with the above-described hours of operation may result in
withholding of inspections and possible construction prohibitions, subject to
the review and approval of the Community Development Director.
A sign shall be posted on-site with the hours of operation and a telephone
number of the person to be contacted in the event of any violations. The
details of such a sign shall be approved by staff during the Grading
Plan/Building Permit review process.
Mitigation Measure 15.a.b.1: The project shall include the construction of
BP, GP
PS, BS,
15.a.b.1
full frontage improvements along EI Camino Real as approved by the City
CE
Engineer and per standards listed in the General Plan Circulation Element.
Improvements are to include:
■ Widening of EI Camino Real to allow for a central suicide lane, a
landscape parkway, and detached sidewalk.
■ Curb, gutter, and sidewalk improvements along EI Camino Real.
ITEM NUMBER: 3
DATE: 5-3-05
Atascadero Planning Commission
Staff Report - Community Development Department
Deck Addition: Chalk Mountain Village
Conditional Use Permit 2005-0154
(8632 La Espuela Ct./ Tremper)
SUBJECT:
A request to amend the Chalk Mountain Village Master Plan of Development to add an
approximately 770 square foot patio within the back yard area at 8632 La Espuela Ct.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2005-0031 to approve Conditional Use
Permit 2005-0154 based on findings and subject to conditions of approval.
SITUATION AND FACTS:
1. Applicant/ Owner: Alan Tremper
8632 La Espuela Ct., Atascadero, CA 93422
2. Project Address: 8632 La Espuela Ct., Atascadero, CA 93422
(San Luis Obispo County) APN 030-400-052
3. General Plan Designation: Medium Density Residential
4. Zoning District: Residential Multi -Family — 10 / PD -6
5. Site Area: Approximately 0. 177 acres
6. Existing Use: Single Family Residence
7. Environmental Status: Class 3, Categorical Exemption 15303.
ITEM NUMBER: 3
DATE: 5-3-05
DISCUSSION:
Background
The subject site is located within Chalk Mountain Village on a sloped hillside lot. The
Master Plan of Development for the Chalk Mountain Village was approved in 1989 with
final build out and project completion in 2004.
The proposed deck of approximately 770 square feet exceeds 10% of the footprint of
the residence, requiring Planning Commission review and approval as an amendment
to the original Master Plan of Development. The proposed amendment would only affect
this parcel. Any similar proposals on other parcels within the project will require
additional Master Plan of Development amendments.
Analysis
The proposed deck will extend approximately 14 feet off of the back of the residence
where the rear yard area currently exists (see aerial below). The retaining wall for the
proposed deck will vary in height from 1 foot to 6 feet in height.
Staff has reviewed the site conditions and proposed deck plans. While this deck will be
visible from the residences downhill from the proposed project, the patio area proposed
ITEM NUMBER: 3
DATE: 5-3-05
will occupy the existing level rear yard area. Staff has conditioned that landscaping
screening be included to minimize the appearance of the wall from the homes along
Paseo de Caballo (Condition 8). With landscape screening, the proposed deck
extension and retaining wall is consistent with the approved Master Plan of
Development and appearance of the surrounding neighborhood.
Environmental Determination
The project has been determined to qualify for a Class 3 Categorical Exemption under
the provisions of the California Environmental Quality Act (CEQA section 15303; New
Construction or Conversion of Small Structures).
CONCLUSION:
The proposed project is consistent with the Planned Development #6 Overlay Zone and
corresponding Master Plan of Development, as analyzed within this staff report. Staff
finds that the proposed project, as conditioned, meets the required findings necessary
for Planning Commission approval.
ALTERNATIVES:
1. The Commission may modify the project and/or conditions of approval for the
project.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The Commission should specify the
reasons for denial of the project and recommend an associated finding with such
action.
PREPARED BY: Kelly Gleason, Associate Planner
ATTACHMENTS:
Attachment 1: Vicinity and Zoning Map
Attachment 2: Draft Resolution PC 2005-0031
ITEM NUMBER
DATE: 5-3-05
Attachment 1: Vicinity and Zoning
t5
Chalk Mountain
Project Site:
Village - 8632 La
Espuela Ct
0 N
' ++rte` ~ �5 \ •.
M`
1
r5
+
•1
ITEM NUMBER: 3
DATE: 5-3-05
Attachment 2: Draft Resolution PC 2005-0031
DRAFT RESOLUTION PC 2005-0031
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE
PERMIT 2005-0152 TO AMEND THE CHALK MOUNTAIN VILLAGE
MASTER PLAN OF DEVELOPMENT TO ADD AN APPROXIMATELY
770 SQUARE FOOT PATIO AT 8632 LA ESPUELA CT.
(Tremper)
WHEREAS, an application has been received from Alan Tremper (8632 La Espuela Ct.,
Atascadero, CA 93422), Applicant and Property Owner, to consider a request to amend the
Chalk Mountain Village Master Plan of Development to add an approximately 770 square foot
patio within the back yard area at 8632 La Espuela Ct.; and,
WHEREAS, the site's General Plan Land Use Designation is MDR (Medium Density
Residential); and,
WHEREAS, the site's zoning district is RMF-16/PD-6 (Residential Multi -family —
16/Planned Development Overlay 6); and,
WHEREAS, a Class 3 Categorical Exemption, Section 15303, has been prepared for the
project in accordance with the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit application was held by the Planning Commission of the City of Atascadero, at
which hearing evidence, both oral and documentary, was admitted on behalf of said project; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on May 3, 2005, studied and considered the proposed Conditional Use
Permit; and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds
as follows:
ITEM NUMBER
DATE: 5-3-05
1. The proposed project has been found Categorically Exempt under Class 3, Section 15303
of the California Environmental Quality Act.
SECTION 2. Findings for Approval of Conditional Use Permit. The Planning
Commission finds as follows:
The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance), including Planned Development Overlay Zone #6; 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 May 3, 2005, resolved to approve Conditional Use Permit 2005-
0154 subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Site Plan/Elevations
ITEM NUMBER: 3
DATE: 5-3-05
On motion by Commissioner , and seconded by Commissioner the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Greg Porter
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER
DATE: 5-3-05
EXHIBIT A: Conditions of Approval
(CUP 2005-0154)
Conditions of Approval /
Timing
Responsibility
Notes
Mitigation Monitoring Program
/Monitoring
PS: Planning Services
BL: Business
BS: Building Services
License
FD: Fire Department
CUP 2005-0154
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
F0: Final
Occupancy
Planning Services
1. This Conditional Use Permit shall be for a rear yard deck located
BP
PS
on parcel 030-400-052 (8632 La Espuela Ct), regardless of owner.
2. The approval of this use permit shall become final and effective for
BP
PS
the purposes of issuing building permits fourteen (14) days
following the Planning Commission approval unless prior to that
date, an appeal to the decision is filed as set forth in Section 9-
1.111(b) of the Zoning Ordinance.
3. Approval of this Conditional Use Permit shall be valid for twelve
BP
PS
(12) months after its effective date. At the end of the period, the
approval shall expire and become null and void unless the
applicant has received a building permit or applied for an extension
of entitlement.
4. Approval of this Conditional Use Permit shall be consistent with
Ongoing
PS
Atascadero Municipal Code Zoning Ordinance Sections 9-6.163
and 9-3.701. Any violations of the CUP shall be subject to review
and reconsideration by the Planning Commission at a noticed
public hearing.
5. Retaining walls shall be constructed of dark color split face block or
BP
PS
similar, subject to staff approval.
6. The Community Development Department shall have the authority
BP
PS
to approve minor changes to the project that address a construction
design issue that is not substantive to the land use.
7. The property owner shall defend, indemnify, and hold harmless the
Ongoing
ALL
City of Atascadero or its agents, officers, and employees against
any claim or action brought to challenge an approval by the city, or
any of its entities, concerning the Conditional Use Permit.
8. Landscape screening shall be added beyond the proposed patio
extension and shall include irrigated evergreen shrubs located to
diminish the appearance of the retaining wall.
EXHIBIT B: Site Plan / Elevations
(CUP 2005-0154)
tmd t4ou- isr4w
3dy.)s4NVIAMVNIWIl3Hd
ITEM NUMBER: 3
DATE: 5-3-05
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