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HomeMy WebLinkAboutPC_2005-06-07_AgendaPacketCALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting June 7, 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 Patel PLANNING COMMISSION BUSINESS 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 MAY 17, 2005. City of Atascadero Planning Commission Agenda COMMUNITY DEVELOPMENT STAFF REPORTS 2. TREE REMOVAL PERMIT 2005-0071 Regular Meeting June 7, 2005 Page 2 of 4 Applicant Cori Flickinger, 7459 Valle Ave., Atascadero, CA 93422 Project Title Tree Removal Permit 2005-0071 Project Location 9096 La Canada Road, Atascadero, CA 93422 APN 050-021-041 Project Description A request to remove fourteen (14) native Live Oak trees, two of which are over 24" in diameter at breast height (dbh) for the development of a single family residence. PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 3. CONDITIONAL USE PERMIT 2003-0089/TENTATIVE TRACT MAP 2004-0050 Applicant: Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422, Phone: 461-7504 Project Title: Conditional Use Permit 2003-0089, Tentative Tract Map 2004-0500 Project Curbaril Ave. Atascadero, CA 93422 Location: APN 031-161-024 Project The project consists of a Master Plan of Development for a 9 building commercial office Description: center and associated 9 -lot Tentative Tract Map. The project site currently consists of 2 parcels, one of which is vacant. Two driveways located off of Curbaril Avenue will serve the proposed project. The project includes full frontage improvements along Highway 41 (Morro Rd). 8 native trees are proposed for removal. General Plan Designation: General Commercial Zoning District: Commercial Retail / PD 3 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Negative Declaration is available for public review at 6905 El Determination: Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. City of Atascadero Planning Commission Agenda Regular Meeting June 7, 2005 Page 3 of 4 COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT 4. CONDITIONAL USE PERMIT 2004-0144, EL CAMINO REAL LUBE & GO WITH CAR WASH REVIEW REVISED PLANS. ADJOURNMENT The next regular meeting of the Planning Commission will be on June 21, 2005, at the Pavilion on the Lake, 9315 Pismo Avenue, Atascadero. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at, or prior to this public hearing. Il Cityhalllcdvlpmnh- PC AgendaslPC 20051PC Agenda. 6-7-05.word.am.doc City of Atascadero Planning Commission Agenda Regular Meeting June 7, 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. 6-7-05.word.am.doc CALL TO ORDER ITEM NUMBER: 1 DATE: 6-7-05 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting May 17, 2005 — 7:00 P.M. Chairperson Porter called the meeting to order at 7:02 p.m. and Commissioner Jones led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Jones, Kelley, O'Keefe, Beraud and Chairperson Porter Absent: None Staff Present: Community Development Director Warren Frace, Deputy Community Development Director Steve McHarris, Deputy Public Works Director Jeff van den Eikhof, Associate Planner Kelly Gleason and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS A. Administration of Oath of Office City Clerk Marcia McClure Torgerson administered the Oath of Office to new member of the Planning Commission, J.P. Patel. Commissioner Patel then joined the hearing. APPROVAL OF AGENDA MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to approve the agenda. Motion passed 7:0 by a roll -call vote. PC Draft Minutes 05/17/05 Page 1 of 6 PUBLIC COMMENT Joanne Main expressed concern regarding Commissioners reading prepared statements into the record after public comment has been received. Chairperson Porter closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON MAY 3, 2005. MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to approve Item #1. Motion passed 6:0 by a roll -call vote. (Jones abstained) COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 2. CONDITIONAL USE PERMIT 2004-0137,9700 EL CAMINO REAL Applicant: Ted Jacobsen, 5806 Traffic Way, Atascadero, CA 93422, Phone: 466-3400 Project Title: Conditional Use Permit 2004-0137 Project 9700 El Camino Real, Atascadero, CA 93422 Location: APN 056-081-032 Project The proposed project consists of an application for a Conditional Use Permit for a professional office - Description: building complex located on 1.7 acres within the Commercial Tourist Zone. Three building pads are proposed for the site with detailed plans submitted for the main building along the El Camino Real frontage for Phase I of the development. The main building is proposed to be 11,000 square feet of office and retail space. The future buildings have the potential for an additional 7,000 square feet of office/retail space based on site parking and development standards. Two native oak trees are proposed for removal. General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) 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 Determination: 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Commissioner Patel stepped down from consideration of this item stating he had owned this property and sold it to the applicant last year. PC Draft Minutes 05/17/05 Page 2 of 6 Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Lenny Grant, project architect, answered questions of the Commission. Ted Jacobsen, applicant, spoke about parking in front of the project, and answered questions of the Commission. Commissioner Kelley suggested having the engineering department look at the traffic flow in the area of this project to determine whether it should be addressed. Chairperson Porter closed the Public Comment period. There was Commission discussion and suggestions regarding access points for entering and exiting the project, the use of drought tolerant plant material, and gated pedestrian access to the Post Office. MOTION: By Commissioner Kelley and seconded by Commissioner Jones to adopt Resolution No. PC 2005-0035 certifying Proposed Mitigated Negative Declaration 2005-0022 and approving the Master Plan of Development (CUP 2004-0137) based on findings and subject to Conditions of Approval and Mitigation Monitoring and with the following additions to the Conditions of Approval: 1) the applicant shall use drought tolerant plants, 2) the applicant shall provide two pedestrian gates at the access point to the Post Office, and 3) the applicant shall work with city staff regarding the ingress and egress conditions. Motion passed 6:0 by a roll -call vote. Commissioner Patel rejoined the hearing. 3. CONDITIONAL USE PERMIT 2004-0142, 6225 ATASCADERO MALL Applicant: Atascadero Bible Church, 6225 Atascadero Mall, Atascadero, CA 93422, Phone: 466-2051 Project Title: Conditional Use Permit 2004-0142; Master Plan of Development Amendment. Project 6225 Atascadero Mall, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 030-192-018 Project The proposed project consists of an application for a Conditional Use Pennit to establish a Master Plan Description: of Development for a church and school use facility. The proposed project consists of three new buildings; two school buildings and one cafe building for church patrons. The site contains one existing historic structure with an existing attached addition. The project site is adjacent to a blue -line PC Draft Minutes 05/17/05 Page 3 of 6 Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. A revised resolution with corrected project description and project number was distributed to the Commission. (Exhibit A) PUBLIC COMMENT Stephen King, project architect, explained how this project would help to meet the church's current needs. Mr. King answered questions of the Commission. Jerry Clay indicated he owns property directly across from this project and stated his concerns with parking, afternoon traffic, and recreational activities for North County Christian School given the upcoming changes in the Sunken Gardens. Pastor Tom Farrell, Atascadero Bible Church, explained how North County Christian School would use their facilities. Pastor Farrell answered questions of the Commission. Tom O'Malley commended the church for the good work they do in the community, and for preserving the historical nature of this building and adding the architectural detail around that. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner O'Keefe and seconded by Commissioner Kelley to adopt Resolution PC 2005-0036 certifying Proposed Mitigated Negative Declaration 2005-0006 and approving Conditional Use Permit 2004-0142 based on findings and subject to Conditions of Approval and Mitigation Monitoring and with the revised resolution as recommended by staff. Motion passed 7:0 by a roll -call vote. 4. CONDITIONAL USE PERMIT 2005-0155, TENTATIVE TRACT MAP 2005-0068, 9300 PINO SOLO Applicant: creek (Atascadero Creek). No native trees are proposed for removal. Project Title: General Plan Designation: Public Project Zoning District: Public Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Negative Declaration is available for public review at 6905 EI Camino Real, Suite 6, Determination: Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. A revised resolution with corrected project description and project number was distributed to the Commission. (Exhibit A) PUBLIC COMMENT Stephen King, project architect, explained how this project would help to meet the church's current needs. Mr. King answered questions of the Commission. Jerry Clay indicated he owns property directly across from this project and stated his concerns with parking, afternoon traffic, and recreational activities for North County Christian School given the upcoming changes in the Sunken Gardens. Pastor Tom Farrell, Atascadero Bible Church, explained how North County Christian School would use their facilities. Pastor Farrell answered questions of the Commission. Tom O'Malley commended the church for the good work they do in the community, and for preserving the historical nature of this building and adding the architectural detail around that. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner O'Keefe and seconded by Commissioner Kelley to adopt Resolution PC 2005-0036 certifying Proposed Mitigated Negative Declaration 2005-0006 and approving Conditional Use Permit 2004-0142 based on findings and subject to Conditions of Approval and Mitigation Monitoring and with the revised resolution as recommended by staff. Motion passed 7:0 by a roll -call vote. 4. CONDITIONAL USE PERMIT 2005-0155, TENTATIVE TRACT MAP 2005-0068, 9300 PINO SOLO Applicant: Principal Partners, LP, 805 Aerovista Place, Suite 202, San Luis Obispo, CA 93401 Project Title: Conditional Use Permit 2005-0155, Tentative Tract Map 2005-0068 Project 9300 Pino Solo, Atascadero, CA 93422 PC Draft Minutes 05/17/05 Page 4 of 6 Location: (San Luis Obispo County) APN Project The project consists of a Master Plan of Development (CUP) and vesting Tentative Tract Map that would Description: incorporate 4 residential units as a second development phase to the previously approved 45 -unit Atascadero mixed-use commercial/office and residential development. The project site is on a 0.29 acre lot located at the corner of Principal Avenue and Pino Solo Avenue. The project includes replacement of a single-family residential structure with two residential duplex buildings, parking and associated landscape and street frontage improvements. The duplex buildings are identical to those previously approved in the Atascadero Mixed -Use Project. General Plan Designation: MDR (Medium Density Residential) Zoning District: RMF-10/PD-24 (Residential Multi-Family/Planned Development #24) Proposed Environmental Consistent with Certified Mitigated Negative Declaration 2004-0024 Determination: Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PUBLIC COMMENT Carol Florence, project planner, spoke about the project and answered questions of the Commission. Kenneth Parkhurst, neighbor to this project, asked why four units are being permitted on 1/3 acre while he is unable to build a second unit on this property. Deputy Community Development Director Steve McHarris addressed Mr. Parkhurst's question and suggested he come into City Hall to discuss this with staff. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to adopt Resolution PC 2005-0029 approving Conditional Use Permit 2005-0155 (Master Plan of Development) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution PC 2005-0030 approving Vesting Tentative Tract Map 2005-0068 based on findings and subject to Conditions of Approval and Mitigation Monitoring. Motion passed 7:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner Kelley commented on traffic issues within the City and for public safety reasons suggested running new projects by the Traffic Division of the Police Department. PC Draft Minutes 05/17/05 Page 5 of 6 Commissioner O'Keefe addressed comments made earlier during the Public Comment period and stated that when she read from a written statement at a hearing several weeks ago she had prefaced her remarks by saying that she had many concerns with the project before the Commission and wanted to be certain she covered all of them; she had therefore written them out. She also stated that she had listened to all public testimony on the project. DIRECTOR'S REPORT Community Development Director Warren Frace reminded the Commission that there is a 5th Tuesday in May so the next Planning Commission meeting will be in three weeks on June 7th. Director Frace reviewed the agenda for that meeting. ADJOURNMENT Chairperson Porter adjourned the meeting at 8:34 p.m. to the next regularly scheduled meeting of the Planning Commission on June 7, 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 — Revised Resolution 2005-0036 \\Cityhall\cdvlpmnt\— PC Minutes\PC Minutes 05\PC Draft Minutes 5-17-05.gp.doc PC Draft Minutes 05/17/05 Page 6 of 6 ITEM NUMBER: 2 DATE: 6-7-05 Atascadero Planning Commission Staff Report - Community Development Department Tree Removal Permit TRP 2005-0071 (9096 La Canada Road / Flickinger) SUBJECT: A request to remove fourteen (14) native Live Oak trees, two of which are over 24" in diameter at breast height (dbh) for the development of a single family residence. RECOMMENDATION: Staff recommends: The Planning Commission adopt Resolution PC 2005-0037 to approve the request to remove fourteen (14) native trees subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. Situation and Facts: 1. Applicant: Cori Flickinger, 7459 Valle Avenue, Atascadero, CA 93422 2. Certified Arborist: Steve Alvarez and Chip Tamagni, Arborist and Vegetation Management, P.O. Box 1311, Templeton, CA 93465 3. Project Address: 9096 La Canada Road, Atascadero, CA 93422 APN: 050-021-041 BACKGROUND: The applicant requests the removal of fourteen (14) native oak trees for the construction of a single-family residence. The proposed residence contains 2,740 square feet of living space with a 726 square foot attached garage. The residence and driveway improvements will require 1,595 cubic yards of cut, with 505 cubic ITEM NUMBER: 2 DATE: 6-7-05 yards of fill, with a total site disturbance of 22,252 square feet. One (1) 12" diameter at breast height (dbh) live oak, noted as tree #32 on the Tree Protection Plan, has been prematurely removed. ANALYSIS: Upon submittal of a Precise Plan application, staff requested that the proposed project minimize impacts to native trees and lesson overall site disturbance. The resubmitted plans (Exhibit B) provides a driveway sufficient for the Fire Department, less site disturbance with leach pit system, and additional tree wells have been provided to lessen the impacts to the native trees onsite. Two (2) of the fourteen (14) trees proposed for removal are greater than 24" dbh (Exhibit C). The overall health of the trees onsite, according to the arborist, range between poor and fair. According to the Arborist, tree protective fencing, root pruning, and monitoring will be required for the project (Exhibit B). Tree #42 will be impacted 50% during construction and will require a monetary deposit prior to permit issuance (condition 1, Exhibit A). The 12" dbh tree that was prematurely removed from the site will require a $100 violation fee, in addition to the $100 dollar fee for removal (condition 1, Exhibit A). The City of Atascadero's Tree Ordinance requires that mitigation for native tree removals be implemented as a condition of approval. Staff is recommending that the applicant provide a combination of replanting and payment into the native tree fund. FINDINGS: Pursuant to the Tree Ordinance (Ordinance No. 214), "decisions on native tree removals of 24 -inch dbh-size or larger shall be made by the Planning Commission." In considering any tree removal request, at least one of the findings must be made. Staff has identified finding #5 as appropriate for the application request. 5. The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: • Early consultation with the City, • Consideration of practical design alternatives; • Provision of cost comparisons (from applicant) for practical design alternatives; • If saving tree eliminates all reasonable uses of the property; or • If saving the tree requires the removal of more desirable trees. ITEM NUMBER: 2 DATE: 6-7-05 CONCLUSION: The applicant has submitted a Tree Protection Plan with an Arborist Report. The trees have been determined to be obstructing proposed improvements, as determined by the Site Planner and Arborist. PREPARED BY: Lisa Wilkinson, Assistant Planner ATTACHMENTS: Attachment 1: Aerial Photo Attachment 2: Draft Resolution PC 2005-0037 ITEM NUMBER: 2 DATE: 6-7-05 Attachment 1: Aerial Photo • A Project V Site ITEM NUMBER: 2 DATE: 6-7-05 Attachment 2: Draft Resolution PC 2005-0037 DRAFT RESOLUTION PC 2005-0037 A RESOLUTION OF THE PLANNING COMMISSION OF ATASCADERO APPROVING A TREE REMOVAL PERMIT TO ALLOW THE REMOVAL OF FOURTEEN NATIVE TREES LOCATED AT 9096 LA CANADA ROAD (TRP 2005-0071) WHEREAS, an application for a Tree Removal Permit has been received from Cori Flickinger, 7459 Valle Avenue, Atascadero, CA 93422, to allow the removal of fourteen native oak trees located at 9096 La Canada Road; and, WHEREAS; the Planning Commission reviewed the proposed Tree Removal application on June 7, 2005, and considered testimony and reports from staff, the applicants, and the public; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: • Early consultation with the City; • Consideration of practical design alternatives; • Provision of cost comparisons (from applicant) for practical design alternatives; • If saving tree eliminates all reasonable uses of the property; or • If saving the tree requires the removal of more desirable trees; and, SECTION 2. Approval. The Planning Commission hereby approves Tree Removal Permit 2005-0071 subject to the following Conditions and Exhibits: Exhibit A: Conditions of Approval Exhibit B: Arborist Report Exhibit C: Tree Protection Plan ITEM NUMBER: 2 DATE: 6-7-05 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: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- TRP - Tree Removal Permits\TRP 05\TRP 2005-0071 La Canada\TRP 2005-0071.PC-SR.doc ITEM NUMBER: DATE: 6-7-05 Exhibit A: Conditions of Approval Tree Removal - TRP 2005-0071 Conditions of Approval Timing Responsibility TRP 2005-0071 /Monitoring PR: dorm Removal PS: Planning Services BL: Business License BS: Building Services BP: Building Permit FD: Fire Deparhent TO: Temporary Occupancy PD: Police Department F0: Final Occupancy CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. The applicant shall pay $2,433.33 into the native tree PR PS fund. The above fee includes the deposit for tree #42 in the amount of $233.33 and a $100 dollar violation for the removal of tree #32. 2. Upon building permit final, the $233.33 deposit for tree FO PS #42 shall be refunded to the applicant provided that a letter from the project arborist verifies that all mitigation measures were adhered to during grading and construction and that the health of the tree has not been compromised. 3. Upon submittal of a landscape plan for all cut and fill BP/PR PS slopes (prepared by a licensed professional), the applicant may replant Live Oak trees onsite to be counted towards the payment required by condition #1, subject to the approval by the Community Development Director. Exhibit A continued: Conditions of Approval Tree Removal - TRP 2005-0071 Evergreen Native Trees (inches) Mitigation Requirement Tree Fund Payment: $ 2,333.33 with violation 2433.33 Deciduous Native Trees (inches) dbh notes 1 2 3 4 5 6 Total 0 -inches Tree Fund Payment: $ ITEM NUMBER: 2 DATE: 6-7-05 Totals 280 -inches 33 dbh notes 1 17 -inches 2 9 -inches 3 16 -inches 4 10 -inches 5 21 -inches 6 13 -inches 7 12 -inches removed $100 + $100 8 18 -inches 9 17 -inches 10 36 -inches 11 12 -inches 12 9 -inches 13 25 -inches 14 20 -inches 17 -inches 15 28 -inches Deposit Total 280 -inches Mitigation Requirement Tree Fund Payment: $ 2,333.33 with violation 2433.33 Deciduous Native Trees (inches) dbh notes 1 2 3 4 5 6 Total 0 -inches Tree Fund Payment: $ ITEM NUMBER: 2 DATE: 6-7-05 Totals 280 -inches 33 Exhibit B: Arborist Report Tree Removal - TRP 2005-0071 ITEM NUMBER DATE: 6-7-05 9 V F,...... RECEIVED MAY 0 4 2005 COMMUNITY DMom EVELOPMENT P.O. Box 1311,'fempleton, California 93465 2-19-05 Flickinger Residence La Canada, Atascadero, CA The following tree protection plan is in regards to the planned driveway and home located on parcel A, La Canada in Atascadero, California. The property consists of a thick canopied oak woodland where the driveway will be located and opens up to a grassy knoll where the home will be located. The impacted trees consist predominantly of coast live oaks (Quercus agrifolia). Twelve oak trees will have to be removed in order to construct the driveway and four will have to be removed for the home. The total diameter is 280 inches. One 36 inch live oak will have to be removed, however this tree has less than 5% of the original canopy left and is in sever decline. Included is a picture that illustrates the tree's health. Also included with this report are two pictures that illustrate the proposed location of the driveway. The driveway will require areas of cut and fill in order to reach the home. Some trees down slope of the driveway will require tree wells (see spreadsheet) and others will need only construction fencing along with a silt fence (trees #35, #36, #37). Tree wells shall be in place and inspected by the arborist prior to grading activities. If during construction, these latter mentioned trees have fill against the trunk, tree wells shall be installed. Trees uphill of the driveway and above the cut slope shall have arborist monitoring (see in mitigations below) for proper root pruning. All trees that require pruning for driveway clearance shall be pruned prior to grading. The pruning shall he completed by a trained arborist and limited to no more than 25% of the canopy. All removals shall be cut down without damaging any branches of saved trees nearby. The utilities shall be trenched up the driveway, however, the area from tree #1 up past tree #11 shall be trenched with an air spade with conduit routed under/over the roots. Many of these trees are going to be impacted with cut and fill and saving roots is imperative. Beyond this point, there will be little, if any root interaction as long as the utility trenches are in the driveway. The utility trenches near tree #38 shall be shifted north west to the other side of the driveway. The leach field and 100% expansion pits are located outside the drip lines of the trees. The sewer line from the septic tank to the pits (if needed) shall also be routed outside all drip lines. It is the responsibility of the owner to provide a copy of this tree protection plan to any and all contractors and subs that work within the drip line of any native tree. It is highly recommended that each contractor sign and acknowledge this tree protection plan. All trees potentially impacted by this project are numbered and identified on both the grading plan and the spreadsheet. Trees are numbered on the grading plans and in the Exhibit B continued: Arborist Report Tree Removal - TRP 2005-0071 ITEM NUMBER DATE: 6-7-05 0 field with an aluminum tag. Tree protection fencing is shown on the grading plan. In the field trees to be saved have yellow tape and trees to be removed have red tape. Tree Rating System A rating system of 1-10 was used for visually establishing the overall condition of each tree on the spreadsheet. The rating system is defined as follows: Rating Condition 0 Deceased 1 Evidence of massive past failures, extreme disease and is in severe decline. 2 May be saved with attention to class 4 pruning, insect/pest eradication and future monitoring. 3 Some past failures, some pests or structural defects that may be mitigated by class IV pruning. 4 May have had minor past failures, excessive deadwood or minor structural defects that can be mitigated with pruning. 5 Relatively healthy tree with little visual structural and or pest defects. 6 Healthy tree that probably can be left in its natural state. 7-9 Have had proper arboricultural pruning and attention or have no apparent structural defects. 10 Specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). The following mitigation measures/methods must be fully understood and followed by anyone working within the drip line of any native tree. Any necessary clarification will be provided by us (the arborists) upon request. 1. Fencing: The proposed fencing shall be shown in orange ink on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the edge of the drip line or line of encroachment for each tree or group of trees. The fence shall be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification, will inspect the fence placement once it is erected. After this time, fencing shall not be moved without arborist inspection/approval. If the orange plastic fencing is used, a minimum of four zip ties shall be used on each stake to secure the fence. All efforts shall be made to maximize the distance from each saved tree. 2. Soil Aeration Methods: Soils within the drip line that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and Exhibit B continued: Arborist Report Tree Removal - TRP 2005-0071 FF ITEM NUMBER DATE: 6-7-05 boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. 3. Chip Mulch: All areas within the drip line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. 4. Trenching Within Drip Line: All trenching within the drip line of native trees shall be hand dug, augured or bored (for utilities). All major roots shall be avoided whenever possible. All exposed roots larger than 1 " in diameter shall be clean cut with sharp pruning tools and not left ragged. A Mandatory meeting between the arborists and grading contractor(s) must take place prior to work start. 5. Grading Within The Drip Line: Grading should not encroach within the drip line unless authorized. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. 6. Exposed Roots: Any exposed roots shall be re-covered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re -buried. 7. Paving Within The Drip Line: Pervious surfacing is preferred within the drip line of any native tree. If pavers are required, the areas are outlined on the grading plans. Pavers must be interlocking with a minimum of 10% void space backfilled with pea gravel. Fabric shall be permeable. The % slope of the driveway may prohibit the engineering of pavers for this project. Pavers are not recommended for this project due to slope constraints. 8. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. Also there is to be no parking of equipment or personal vehicles in these areas. All areas behind fencing are off limits unless pre -approved by the arborist. 9. Existing Surfaces: The existing ground surface within the drip line of all oak trees shall not be cut, filled, compacted or pared, unless shown on the grading plans and approved by the arborist. 10. Construction Materials and Waste: No liquid or solid construction waste shall be dumped on the ground within the drip line of any native tree. The drip line areas are not for storage of materials either. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet and items bulleted below). The monitoring does not necessarily have to be continuous but observational at times during these activities. It is the responsibility of the owner(s) or their designee to inform us prior to these events so ITEM NUMBER: DATE: 6-7-05 Exhibit B continued: Arborist Report Tree Removal - TRP 2005-0071 FF 1W W we can make arrangements to be present. It is the responsibility of the owner to contract (prior to construction) a locally licensed and insured arborist that will document all monitoring activities. If in the event an arborist is not called upon for the required monitoring, a favorable final letter may not be available and bonding of trees may be required by the City of Atascadero. tree well inspection pre -construction fence placement any utility or drainage trenching within any drip line All grading and trenching near trees requiring; nionitoring on the spreadsheet 12. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner(s), Planning Staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) may be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for all grading and/or trenching activity that encroached into the drip line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. 13. Pruning: Class I pruning includes deadwood removal along with selective thinning to lesson wind resistance. Class 4 pruning includes -Crown reduction pruning shall consist of reduction of tops, sides or individual limbs. A trained arborist shall perform all pruning. No pruning shall take more than 25% of the live crown of any native tree. Any trees that may need pruning for road/home clearance shall be pruned prior to any grading activities to avoid any branch tearing. As some trees have been damaged and/or improperly pruned during the recent grading event, they must be re - pruned by a trained arborist. 14. Landscape: All landscape under the drip -line shall be drought tolerant or native varieties. Lawns shall be avoided. All irrigation trenching shall be routed around drip lines; otherwise above ground drip -irrigation shall be used. It is the owner's responsibility to notify the landscape contractor regarding this mitigation. 15. Utility Placement: All utilities shall be placed down the road/driveway and when possible outside of the drip lines. The arborist shall supervise trenching within the drip line. All trenches in these areas shall be exposed by air spade or hand dug with utilities routed under/over the roots. If the owner decides to hand dig, the exposed trench shall have an arborist monitor and document pictures of the undisturbed roots. The included spreadsheet includes trees listed by number, species and multiple stems if" applicable, diameter and breast height (4.5'), condition (scale from poor to excellent), ITEM NUMBER: DATE: 6-7-05 Exhibit B continued: Arborist Report Tree Removal - TRP 2005-0071 & .r status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing, root pruning, monitoring), construction impact (trenching, grading), recommended pruning and individual tree notes. If all the above mitigation measures are followed, we feel there will be no additional long -terra significant impacts to the remaining native trees. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 Chip Tamagni Certified Arborist WE 6436-A &4 r . ITEM NUMBER: 2 DATE: 6-7-05 Exhibit C: Tree Protection Plan Tree Removal - TRP 2005-0071 '.... AsIV v I Ike a r ITEM NUMBER: 3 DATE: 6-7-05 Atascadero Planning Commission Staff Report - Community Development Department Curbaril Office Development Master Plan of Development (CUP 2003-0089) / Tentative Tract Map 2004-0050 (Morro Rd./ Curbaril Ave. — Gearhart/Shannon) SUBJECT: The proposed project consists of an application for a Conditional Use Permit, Tree Removal Permit, and Tentative Tract Map to establish an office park development along Curbaril Ave and Morro Rd. RECOMMENDATION: Staff Recommends: 1. The Planning Commission adopt Resolution PC 2005-0010 certifying Proposed Mitigated Negative Declaration 2004-0054; and, 2. The Planning Commission adopt Resolution PC 2005-0011 approving Conditional Use Permit 2003-0089 and including the removal of 10 native oak trees, subject to conditions of approval and mitigation monitoring, and; 3. The Planning Commission adopt Resolution PC 2005-0012 approving Tentative Tract Map 2004-0050, subject to conditions of approval and mitigation monitoring. SITUATION AND FACTS: 1. Applicant / Representative: Kelly Gearhart, 6205 Alcantara Ave, Atascadero, CA 93422 2. Owner: Robert Shannon, PO Box 2612, Atascadero, CA 93423 3. Project Address: 4. General Plan Designation 5. Zoning District: 6. Site Area: 7. Existing Use: 8. Environmental Status DISCUSSION: Project Definition ITEM NUMBER: 3 DATE: 6-7-05 7955 Curbaril Ave. APN 031-161-024 General Commercial (GC) Commercial Professional (CP) 1.46 acres gross Existing vacant structure. Proposed Mitigated Negative Declaration 2004-0054 The proposed office development consists of nine new office buildings for a total of 17,000 square feet of office space. Two buildings located at the terminus of the parking lot are two story with the other five buildings designed as on -story buildings. Background On February 1, 2005, the Planning Commission reviewed this project and referred the item back to staff and the applicant for a redesign of the site. In particular, the Planning Commission requested that the following items be addressed: ■ Vehicular connection between the two parking areas ■ View corridor through the parking lot to the rear of the site ■ Alignment of driveway with Amapoa Ave ■ Building orientation to Curbaril Ave ■ Architectural detailing on all elevations ■ Provide more parking/reduce building size to allow retail uses ■ Clustering of buildings to allow additional landscape and preserve native trees ITEM NUMBER: 3 DATE: 6-7-05 Surrounding Land Use and Setting: North: Commercial Professional South: Commercial Retail/High Density Residential East: Residential Single-family (1 ac min lot size) West: Commercial Professional with some existing Multi- family uses The project site is within the General Commercial General Plan land use designation and is zoned Commercial Professional, which allows for the establishment of an office development in excess of 10,000 square feet with the approval of a Conditional Use Permit/Master Plan of Development. Appearance Review Site Design The site plan has been redesigned to include a number of features requested by the Planning Commission. The main entrance off of Curbaril Ave is aligned with Amapoa Ave, all parking areas are connected throughout the site, the buildings on lots 2 and 9 are oriented toward Curbaril Ave, buildings are located at the terminus of the parking area with trash enclosures hidden by buildings or landscaping, and the square footage of the project has been reduced to accommodate a variety of uses. Parking areas connected Alignment with Amapoa Ave Buildings at driveway terminus �l>y O flU IAT _ y - VfMKP MI � _.` 1C: ®w IT •�'� \�- l0it �1 ,� /`�-.. FIAT. `��� �;- - Buildings oriented to street ITEM NUMBER: 3 DATE: 6-7-05 Architecture. Materials. Color The applicant is proposing a combination of 2 building types providing a one-story and two-story design. The buildings include arched accent windows, moulded cornices, stylized recessed windows, tile accents, contrasting base, and decorative building lighting. Staff has conditioned that compatible architectural elements and materials be utilized throughout the site (Condition CUP 10). SIGN A SIGN B A► n.> _ _. I LW Landscape Design The applicant is proposing street trees along Morro Rd and Curbaril Ave. Staff has conditioned that the street trees along the frontages be located in the landscape planter adjacent to the sidewalk, consistent with the existing street tree pattern (Condition CUP 14). The applicant is also proposing parking lot shade trees both in landscape fingers and tree wells lining the parking stalls. Staff has conditioned that the parking wells be a minimum of 3 feet by 3 feet to accommodate a medium shade tree (Condition CUP 13). A landscape buffer is required along the east and west property line as there are existing adjacent residential uses and residential zoned properties. Staff has conditioned that evergreen screen trees be installed along these project borders to provide an adequate buffer (Condition CUP 14). Code requirements also call for a solid block wall between the proposed commercial project and adjacent residential properties and uses. Staff has conditioned that the wall be constructed of dark color split face block with columns spaced a maximum 50 feet to break up the length of the wall (Condition CUP 14). ITEM NUMBER: 3 DATE: 6-7-05 Native Tree Removal The site contains ten (10) native trees, all of which are proposed for removal. The Atascadero Native Tree Ordinance requires that the removal of native trees be mitigated with a payment into the tree replacement fund. The applicant will be required to provide mitigation as specified in the table below. Evergreen Native Trees (inches) Deciduous Native Trees (inches) Totals dbh notes dbh notes 1 28 -inches 1 7 -inches 2 4 -inches 2 16 -inches 3 36 -inches 3 27 -inches 4 23 -inches 4 53 -inches 5 5 21 -inches 6 6 7 -inches Total 91 -inches Mitigation Requirement req'd tree replacements Proposed Replanting Remaining Mitigation Tree Fund Payment: Project Signage 30 five gal trees 0 five gal trees 0 box trees (24") Total 131 -inches req'd tree replacements: Proposed Replanting 87 five gal trees 0 five gal trees 0 box trees (24") 30 five gal trees Remaining Mitigation 87 five gal trees $ 1,516.67 Tree Fund Payment: $ 4,366.67 222 -inches 118 five gal trees 0 five gal trees 0 box trees (24") 118 five gal trees $ 5,883.33 The applicant has provided a sign program for future building signage. As proposed by the applicant, future signage within the development will consist of individual raised letters. Staff has conditioned that building mounted signage be permitted on each street or parking lot facing fagade with a maximum of two signs per business (Condition CUP 9) Circulation and Parking The project includes a total of 53 parking spaces which allows for a variety of uses including general and professional office uses and retail uses. Two entrances are provided off of Curbaril Ave with connectivity of all parking areas throughout the site. Wastewater Sanitary sewer will be connected to the existing Curbaril Avenue sewer facilities. ITEM NUMBER: 3 DATE: 6-7-05 Tentative Tract Map A nine -lot tract map is proposed as part of the project consistent with the Master Plan of Development. The Tract Map has been conditioned by staff and the City Engineer to meet all City standards including street frontage improvements. The applicant will be required to record a maintenance and shared access and parking agreement for the map that will include maintenance and access of common areas including landscaping and common site facilities (Condition CUP 8 / TTM 9). General Plan Consistency As conditioned, the proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist." Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods." Implementing General Plan programs requires appearance review of architectural design, materials and color, and landscaping to improve the appearance along Morro Rd and Curbaril Ave, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned, is consistent with the General Plan. As conditioned, the proposed office project is consistent with the goals and policies of the Land Use Element with conditions of approval and mitigation measures incorporated. The project will provide 17,000 square feet of commercial space on an existing underutilized infill lot along Morro Rd and Curbaril Ave. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding neighborhood and consistent with the General Plan's appearance review requirements. Findings Conditional Use Permit A Conditional Use Permit is required for all commercial development in excess of 10,000 square feet. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as architectural design, site design, landscape, signage, and specific standards of the Zoning Ordinance. The Planning Commission must make the following five findings to approve a Conditional Use Permit: ITEM NUMBER: 3 DATE: 6-7-05 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: As conditioned, the use is consistent with the General Commercial designation of the General Plan and General Plan Land Use Element Policy 1.1.7 and 2.1. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment: As conditioned, the proposed project use is consistent with the zoning designation of Commercial Professional and is consistent with the existing Planned Development #3 overlay zone. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed office development will not be detrimental to the general public or working persons health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: As conditioned, the project is consistent with the character of the surrounding neighborhood. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. Based on staff's analysis with the incorporation of all conditions of approval, it appears that all of the required findings for approval of a Conditional Use Permit can be made. ITEM NUMBER DATE: 6-7-05 Proposed Environmental Determination A Draft Mitigated Negative Declaration was circulated to public agencies and interested members of the public on December 23, 2004. The environmental analysis identified concerns regarding potential impacts to aesthetics, noise, and traffic. Mitigation measures pertaining to these resources are included. It is the opinion of staff that the combination of design features incorporated into the proposed project, mitigation measures, and conditions of approval will reduce any potential environmental impacts to a level of insignificance. ITEM NUMBER: 3 DATE: 6-7-05 Conclusion The proposed project will provide approximately 17,000 square -feet of retail and office space in a planned commercial development. The applicant has incorporated site design and architectural features which enhance the appearance of the project and surrounding neighborhood. The proposed landscaping, as conditioned, has been designed to buffer adjacent residential uses and provide a unified and attractive appearance along Morro Rd and Curbaril Ave. The project is consistent with the General Plan and meets all the required findings for approval of the Conditional Use Permit to establish a Master Plan of Development, the Tentative Tract Map to establish a nine lot subdivision, and the Tree Removal Permit to allow the removal of 10 native oak trees. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The parcel would retain its designation of Commercial Professional. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Arborist Report Attachment 3: Draft Mitigated Negative Declaration and Initial Study Attachment 4: Draft Resolution PC 2005-0010 Attachment 5: Draft Resolution PC 2005-0011 Attachment 6: Draft Resolution PC 2005-0012 ITEM NUMBER: DATE: 6-7-05 Attachment 1: Location Map, General Plan and Zoning Existing General Plan Designation: General Commercial Existing Site Zoning: Commercial Professional/PD-3 Attachment 2: Arborist Report ITEM NUMBER DATE: 6-7-05 P.O. Box 1311 Templeton, California 93465 October 19, 2004 Kelly Gearhart Gearhart Development Atascadero, California This report is in regards to the proposed development located near the corner of State Highway 41 and Curbaril Avenue in Atascadero California. The native trees on this property consist young to mature white oaks (Quercus lobata) and coast live oaks (Quercus agrifolia). There are eight proposed removals for this project with a total dbh of 181 inches. Two of the trees (#8 and #9) do not have significant impacts, however they are hazard trees with major defects. Tree #8 is the surviving stem of an over -mature white oak. This tree had a massive failure to the other scaffold and is subject to failure in the near future. The excess weight in the plane of the lean cannot be mitigated by pruning. Tree #9 is another white oak adjacent to tree #8 and has been suppressed throughout its life. The main stem is extremely elongated and will subject to excessive wind sway and probable failure once tree #8 is removed. A hazard tree evaluation was performed for both trees and have been attached to this report We use a tree rating of 1-10 for visually establishing the overall condition of each tree on the spreadsheet. A rating of zero is used for a dead tree in the potential impact area. A tree rating of one is used for a tree that has evidence of massive past failures, extreme disease and is severe decline. A rating of two is for a tree that may be saved with attention to class 4 pruning, insect/pest eradication and future monitoring. A rating of three includes trees with some past failures some pests or structural defects that may be mitigated by pruning. A rating of 4 will include trees that have minor past failures, excessive deadwood or minor structural defects that can be mitigated with pruning. A rating of five is a relatively healthy tree with little visual structural and or pest defects. A rating of six is used for a healthy tree that probably can be left in its natural state. Ratings 7-9 are used for trees that have had proper arboricultural pruning and attention and have no apparent structural defects. A rating of 10 is used for a specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). Trees are numbered in the field with a 2" x 2" plate located on the North side of each tree. Trees to be removed are flagged with red tape and trees to be saved are flagged with yellow tape. ITEM NUMBER: 3 DATE: 6-7-05 Attachment 2: Arborist Report The owner shall be solely responsible in providing a copy of this tree protection plan to any and all contractors that encroach within the drip line of any native tree. It is highly advised that the owner has each contractor sign his copy also. The following mitigation measures/methods must be fully understood and followed. Any necessary clarification will be provided by us (the arborists) upon request. 1. Fencing: Must be a minimum of 4' high chain link, snow or safety fence staked at the drip -line or line of encroachment for each tree or group of trees. The fence must be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s) shall inspect the fence placement once it is erected. This is mandatory for this project. The fencing is highlighted in orange ink on the grading plans. 2. Soil Aeration Methods: Soils under the drip -lines that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. 3. Chip Mulch: All areas within the drip -line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. 4. Trenching Within The Drip -line: All trenching under the drip -lines of native trees shall be hand dug, augured or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be clean cut with a sharp pruning tools and not left ragged. 5. Grading Within The Drip -line: Grading should not encroach within the drip -line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4-6" in depth may also be required in these areas. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. Grading shall be done by hand underneath the drip -lines to avoid tearing any roots. 6. Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day. 7. Paving Within The Drip -line: Pervious surfacing is preferred within the drip -line of any oak tree. Arborist(s) will advise. & Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. ITEM NUMBER: DATE: 6-7-05 Attachment 2: Arborist Report 9. Existing Surfaces: The existing ground surface within the drip -line of all oak trees shall not be cut, filled, compacted or pared. 10. Construction Materials And Waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet) and pre -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. 12. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner, Planning Staff, and the earthy moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for all grading and/or trenching activity that encroached into the drip -line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. The included spreadsheet(s) includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5), condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing), construction impact (trenching, grading, etc.), and individual tree notes. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WE -051 IA Chip Tamagni Certified Arborist #6436-A ITEM NUMBER DATE 6705 Attachment 2: asw@ Report b a )§ e \ 22 g n M E \ k ( _ .\ _ 22 o jj /CN ƒ a z� m / C) \ \ \ / ©�\ F-- 2\ » \%�z U CO §� / \}\\ Eo J SE j \C. % w ) \ � � � � � a = � � � _ _ 2 o� o e e o o g e c e o j L) - � _ / \ k J 2 J$$ y y a y$ 0 $ / / / / / / / ƒ ) 2 /LO \ \ � z � Cr � � � - z Cr o& 0 § § � / - § wf \( - |§ f_ i� R�# ®� a o a� Cl) /§\§\/ \ \\�\\T � � a n a ±§ x x o o x 0 0 2 x g ■o,� F > > > > u 7 > \ / / / I }jk}k} � L'i - - C14 n � LO to r- « a) o n � � W � � � q w 'r'q T- T- T- T" r T- T-- r, ITEM NUMBER: DATE: 6-7-05 Attachment 2: Arborist Report d•, EVALUATION OF HAZARD TREES FA Photographic Guice to the Evaluation of Hazard Trees in Urban Areas TREE HAZARD EVAL UA TION FORM 2nd Edition `�_ HAZARD RATING: iileJAddress. e" /� /Y•W. .••1ap7Lucallon' '- Failure SRO ErgetmardOwner public private —< unknown Other Potennai of pan nqDate c -r=1 inspector. Zr r�-r ^� In 4� 61 z z _mmedWte actionDilleofection: Ntecs Wither " Dead vee TREET�{�j�{jACTERISTICS free f:( jj JSpecies. zr / Spread: f of Trunks: _�Height: Form: - gen erattysymmetric ::minor asymmetry )ZITI as�immetry stump sprout _ stag -headed Crown class: = dominant 9fco-dominant •.0 mtermedlA '_!suppressed Live crown rallo: (¢d % Age class: Oyoung C'semi-ri.ature Arnature ._ over-mature/senescent Pruning history: O crown cleaned G excessively tinned O lopped C crown raised C boarded :i crown reduced - ilusn cuts _, :abled/braced none ,__3 multiple pruning events Approx. cities. Special Value: ❑ specimen P�-beritagethistonc C wildlife C unusual _ street tree C screen _ shape �: ,ndigenous goro ecied ov gov agency TREE HEALTH Foliage color. 14nomnal ! � chlorotic O necrotic Eprcormics? Y N Growth obstructions: Foliage density. 4normal ,:1 sparse Leaf size: 2 normal � small ] stakes 7 vereAies _ signs ::cables p Animal shoot growth: ❑ 3y excellent average ❑ poor Twig Dietlack? Y N C curb/pavement _ guards Woundwood development C excellent 9 average C poor G 7 -none other Vigor class: C excellent ® average O fair poor Major pests/diseases: /6 SITE CONDITIONS / � Site Character. Ddresidence C commercial O industrial C pare '_ open space C natural �L woodland\forest wv 0 p S-c�% Ole—r_' Landscape We: '_' parkway_ raised bed O container C m:und C lawn C, shrub border _ wind break Imgalion: Ynone E adequate 7 inadequate LI excessive -_ trunk wetted _ Recent site disturbance? Y % C construction O sod disturbance _ grade change '.7 line clearing a site clearing % dripline paved: 692 10-25% 25-50% 50-75% 75-1G0% Pavement lifted? Y N % dripline wl till soil: '4�T 10-256 25-50% 50-75% 75-100% % dnpline grade lowered: 9Y 10-25% 25-50% 50-75% 75.100% Soil problems: C1 drainage ] shallow D compacted O droughty '_ saune _ alkaline C acidic _ small volume C disease center 2 history of fad C clay _ expansive C slope _ ° aspect: Obstructions: O lights Z signage Cline -of -sight ❑ view C overhead lines D underground utilities --tidbit C adjacent veg. _ Exposure Io wind: O stogie tree below canopy C above canopy AUecently exposed E windward. canopy edge C area prone towmathrow Prevailing wind direction: �� occurrence of snowAce storms Znever C seldom 7 regularly TARGET Use Under Lee:Obuddmg ❑parking. traffic ,L -pedestrian L recreation C landscape O hardscape C small features O utility 'PI- p i- o/0o S Can target be moved? YN Can use be restricted,,?,, N� Occupancy: ❑ occasional use C inlem itlent use frequent use O constant use - The International Society of Arbonculture assumes no responsibility far conclusions or recommendations derived from use of this form. Specimen: TREE HAZARD EVALUATION FORM, Page 1 ITEM NUMBER: 3 DATE: 6-7-05 Attachment 2: Arborist Report EVALUATION OF HAZARD TREES n Areas TREE Photographic h AZARDEVALtUATION FORMion of Hazard Trees in a2nd Edition 11tr'AddresS5�/Z iN. W.� 7/`�{' ��c LlhiG-/ /sf X�--ce- --4,-o HAZARD RATING. r Map/Lucahon - - failure Size larger - r+azard Owner. public private _� unknown other Potential of part Rating Baling Date 1-16-0 /Inspector-�P�K 5; 41,)C, Immediate action needed Date of last inspection s= -r— Needs lunher inspection Dead treeTREE(/[�� \W ACTERISTICS Tree M:`J Species: 08H: b M of trunks: �_ Height: Spread: Form: = generally symmetric C minor asymmetry )Zmafor asymmetry -stump sprout stag -headed Crown class: - dominant 9�co-dommant El mtermeolS*' . suppressed Live crown ratio:C% % Age class: ❑ young '❑ semi -mature 9 mature - aver-maturersenescent Pruning history: ❑ crown cleaned C excessively thinned ❑ topped : crown raised do!laroed - crown reduced - nusn cuts _.:aoled/braced Ienone ❑ multiple pruning events Approx. dates: Special Value: C specimen d8-bentage/histonc wildlife C unusual L street tree O screen — shade - indigenous .9pr0tected ov qov agency TREE HEALTH Foliage color. sZ` normaf ❑ chlorotic ❑ necrotic Epicormics? Y N Growth obstructions: Foliage density: *)normal ❑ sparse Leaf size: ❑ normal � small •] stakes vmemes - signs — cables Annual shoot growth: C excellent average ❑ poor Twig Oieoack? Y N --curb/pavement - guards Woundwood development: ❑ excellent 9 average :)poor G none .-other Vigor class: E excellent K average C fair ❑ poor Major pests/diseases: '4"avc ".-/— •'/'y"-. SITE CONDITIONS Site Character *residence C1 commercial ❑indusinal Cpax -open space -natural - woodlandVorest Pr CPO S-cf C Landscape type: n parkway G raised bed ❑ container C m;und :: lawn - shrub border wind break Irrigation: '•none ❑ adequate ❑ inadequate ❑ excessive - trunk wenled Recent site disturbance? Y C construction ❑ sod disturbance - grade change - fine clearing - site clearing %dripline paved: 1� 10-25% 25-50% 50-75% 75-100% Pavement lifted? Y N %dripline w/ fill sail: 10-25% 25-50% 50-75% 75-100% • dripline grade lowered:°! 10-25% 25-50% 50-75% 75-100% Soil problems: O drainage ; shallow _7 compacted C droughty C saline _ alkaline C acidic small volume : disease center ❑ htsmy of lad -clay -expansive ❑ slope _, aspect: Obstructions: ❑ lights -signage ❑ line-ot-sight C view ❑ overnead lines --]underground utilities �I trattic ❑ adjacent veg. Exposure to wind: ❑ single tree ❑ below canopy ❑ above canopy Arecently exposed C windward, canopy edge -]area prone to wmdthrow i Prevailing wind direction: � G`� Occurrence of snow/ice storms Anever C seldom ❑regularly TARGET Use Under Tree: 0 building ❑ parking .r traffic ,(pedeslnan ❑ recreation ❑ landscape Ll/O hardscape ❑ small features ❑ utility lines p,- ,o -5 Can targe) he moved? Ye1� Can use be reslricled,,?�YoN -, Occupancy: ❑ occasional use ❑ intermittent use � requent use ❑ constant use The International Society of Arboriculture assumes no responsibility for conclusions or recommendations derived from use of this form. Specimen: TREE HAZARD EVALUATION FORM, Page I ITEM NUMBER: 3 DATE: 6-7-05 Attachment 2: Arborist Report � � J � fir• i n Ilrr U& ra,r, f II �' ••r T l ' J � ra+� ���%� ��/'��� • ~rye` r�` • �� •��► JI AN•A�> e• a L- y 41. :5' Twe e.'4 ..I,.. .d71�. _r.� y � •�r 4•.. tna i. r A{{ r'� a-� � 1.CJ a ..e2�<:-/� /..,c � c/ t:� 'i e 1 -4 fie. /• ��O c-�a �-..-�%c •6�a,.�L 4 a <- u l�r�'n/..1. .e. -c cam. ITEM NUMBER: 3 DATE: 6-7-05 Attachment 2: Arborist Report t e v {1 .4 ,'.. ITEM NUMBER: DATE: 6-7-05 Attachment 3: Proposed Mitigated Negative Declaration and Initial Study See Following ITEM NUMBER: 3 DATE: 6-7-05 Attachment 4: Draft Resolution PC 2005-0010 DRAFT RESOLUTION PC 2005-0010 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFYING PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0054 PREPARED FOR TENTATIVE TRACT MAP 2004-0050 AND CONDITIONAL USE PERMIT 2003-0089 ON APN 031-161-024 (Curbaril Business Center — Gearhart/Shannon) WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave; Atascadero, CA 93422), Applicant, and Robert Shannon (PO Box 2612, Atascadero, CA 93423), Owner, for a Conditional Use Permit to establish a Master Plan of Development, Tree Removal Permit, and corresponding Tentative Tract Map to establish a 9 -lot office development on a 1.46 acre site located on APN 031-161-024; and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004-0054 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on June 7, 2005 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, NOW THEREFORE, the Planning Commission of the City of Atascadero, hereby resolves to certify Proposed Mitigated Negative Declaration 2004-0054 based on the following Findings, and as shown in Exhibit A: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, 3. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project; and, 4. The project will not achieve short-term to the disadvantage of long-term environmental goals; and, ITEM NUMBER: 3 DATE: 6-7-05 5. The project does not have impacts which are individually limited, but cumulatively considerable; and, 6. The project will not cause substantial adverse effects on human beings either directly or indirectly; and, On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 6-7-05 Exhibit A Proposed Mitigated Negative Declaration 2004-0054 See Following ITEM NUMBER DATE: 6-7-05 ATTACHMENT 5: Draft Resolution PC 2005-0011 DRAFT RESOLUTION PC 2005-0011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2003-0089 (MASTER PLAN OF DEVELOPMET) ON APN 031-161-024 (Curbaril Business Center - Gearhart/Shannon) WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave; Atascadero, CA 93422), Applicant and Robert Shannon (PO Box 2612, Atascadero, CA 93423), Owner, for a Conditional Use Permit to establish a Master Plan of Development, Tree Removal Permit, and corresponding Tentative Tract Map to establish a 9 -lot office development on a 1.46 acre site located on APN 031-161-024; and, WHEREAS, the site's General Plan Designation is GC (General Commercial); and, WHEREAS, the site's zoning district is CPPD -3 (Commercial Professional with a Planned Development 3 overlay zone); and, WHEREAS, projects in excess of 10,000 square feet requires the adoption of a Conditional Use Permit to establish a Master Plan of Development; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0054 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Conditional Use Permit; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on June 7, 2005, studied and considered Conditional Use Permit (CUP 2003-0089), after first studying and considering the Draft Mitigated Negative Declaration prepared for the project, and ITEM NUMBER: 3 DATE: 6-7-05 NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including provisions of the Planned Development 3 Overlay Zone; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 2. Findings for Approval of Tree Removal. The Planning Commission finds as follows: 1. The trees are obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: ■ Early consultation with the City; ■ Consideration of practical design alternatives; ■ Provision of cost comparisons (from applicant) for practical design alternatives; ■ If saving tree eliminates all reasonable uses of the property; or ■ If saving the tree requires the removal of more desirable trees. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 7, 2005, resolved to approve the Master Plan of Development (CUP 2003-0089) and Tree Removal Permit subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Master Plan of Development/Site Plan ITEM NUMBER: 3 DATE: 6-7-05 EXHIBIT C: Landscape Plan EXHIBIT D: Grading and Drainage Plan EXHIBIT E: Utility Plan EXHIBIT F: Elevations and Floor Plans EXHIBIT G: Master Sign Program EXHIBIT H: Color and Materials Board On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary the ITEM NUMBER: DATE: 6-7-05 Exhibit A: Conditions of Approval/Mitigation Monitoring Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS: Planning Services Curbaril Office Development p BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Mornay FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Planning Department Standard Conditions 1. This conditional use permit shall be for a 17,000 square foot office center master PS plan. 2. The approval of this use permit shall become final and effective for the purposes of FM PS 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 the BP/FM PS following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Conditional Use Permit. 4. The granting of this entitlement shall apply to the property located at 7955 Curbaril On going PS Ave. (APN 031-161-024) regardless of owner. 5. Approval of this Conditional Use Permit shall be valid for twelve (12) months after its 13P/FM PS effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 6. The applicant and/or subsequent owners shall defend, indemnify, and hold ongoing harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the proposed development. 7. All subsequent Tract Map and construction permits shall be consistent with the Master Plan of Development contained herein. 8. Prior to final map, the applicant shall submit CC&Rs or similar maintenance mechanism for review and approval by the Community Development Department. The maintenance agreement shall record with the Final Map and shall include the following: ■ Provisions for maintenance of all common areas including access, parking, ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy perimeter walls, and landscaping. • A detailed list of each individual owner's responsibilities for maintenance of the individual units. ■ A provision for review and approval by the City Community Development Department for any changes to the maintenance agreement that relate to the above requirements prior to the changes being recorded or taking effect. 9. All signage for future tenants shall be as shown in EXHIBIT G, and shall include the following: ■ Tenant signage shall be a maximum of 10 square feet. ■ Building mounted signage shall be permitted for all street and parking lot facing facades. ■ A maximum of two building mounted signs shall be permitted per tenant. ■ One monument sign shall be permitted for the center. Future monument signage shall include building addresses and shall be architecturally compatible with the building design. 10. All exterior elevations, finish materials, and colors shall be consistent with the BP PS Master Plan of Development as shown in EXHIBIT B with the following modifications: • All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance; • Trash enclosures in front of buildings shall be smooth stucco finish consistent with the building design and shall be screened by landscaping and shall include solid metal doors. Enclosures adjacent to property lines shall be constructed of dark color split face block and shall include solid metal doors; • All mechanical equipment shall be screened by landscaping or architecturally compatible enclosures; • Any exterior light fixtures shall be compatible with building design, subject to staff approval. • Stucco siding shall be smooth finish. No machine finishes will be permitted. • Colors compatible with the overall design theme shall be required to be ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy submitted during building permit review and shall be subject to staff approval. • Awnings shall be open sided with decorative supports, subject to staff approval. • Windows throughout the project shall be consistent. Windows shall be wood, anodized bronze, or similar dark color and shall be consistent with EXHIBIT H. • All roofing shall be consistent with the architectural style. • All buildings shall include consistent accent features and materials including building bases, tile accent features, and finish roof details. 11. Interior roof access shall be required to be shown on the building permit submittal. No exterior ladders for roof access shall be permitted unless both interior and exterior access is required per building code. 12. Buildings shall include a minimum of 3 colors and shall be used to accentuate BP/FM PS architectural features as appropriate, subject to staff approval. 13. All site work, grading, and site improvements shall be consistent with the Master BP/FM PS Plan of Development and grading and drainage plan as shown in EXHIBIT B and D with the following modifications: ■ Paved parking space length shall be reduced to eliminate wheel stops and shall include a two foot overhang of extended sidewalk or landscape area. ■ Tree wells shall be a minimum of 3 feet by 3 feet. 14. A final landscape and irrigation plan shall be approved prior to building permit BP PS issuance and shall be included as part of site improvement plan consistent with EXHIBIT C and including the below listed modifications/clarifications: ■ The landscape plan shall include the correct building footprints and shall be updated to include all conditions of approval. ■ All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape. • 24" box London Plane trees shall be installed along the Morro Rd. and Curbaril Ave. frontage at 30' on center. • Street trees along the Morro Rd and Curbaril Ave frontages shall be placed in the planter area adjacent to the sidewalk consistent with existing street tree ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy pattern. • Screen trees along the east and west property edges shall be evergreen pine or Arizona Cyprus. Accent trees in between buildings shall be evergreen Magnolias to provide additional screen layer. • All common space areas shall be landscaped prior final. Landscaping shall include minimum 15 -gallon sized shade trees within the tree wells at a minimum 30 feet on center, installation of screen trees along property boundaries, and parking lot shade trees located adjacent to the trash enclosures. • A solid block wall shall be required adjacent to all residential uses and properties as required by code. Perimeter walls shall include column or similar protruding elements to break up the length of the wall at a minimum spacing of 50 feet. • Perimeter and retaining walls shall be constructed of dark colored split face block or other decorative material, and shall include a decorative finish cap, subject to staff approval. No barriers or fencing shall be permitted between adjacent office buildings. 15. Removal of native trees shall be mitigated pursuant to the Atascadero Native Tree Ordinance. Fire Marshal 16. A NFPA 13 Fire Safety Sprinkler system is required to be installed conforming to BP FD/BS CBC, UFC, and City of Atascadero standards. System shall be designed by a licensed contractor and reviewed and approved by a licensed Fire Protection Engineer prior to submitting plans to the Fire Department. 17. Address signage design shall be provided prior to issuance of any building BP FD/PS permits. 18. Fire hydrant spacing shall be reviewed and approved by the fire department prior FM FD to recordation of the final map. City Engineer Conditions PROJECT SPECIFIC CONDITIONS Drainage: 19. Obtain approval by the City Engineer of the grading & drainage plan and the storm BP, GP CE ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy drain design & facilities. 20. Submit calculations to support the design of any structures or pipes. Closed BP, GP CE conduits shall be designed to convey the 10 -year flow with gravity flow, the 25 -year flow with head, and provide safe conveyance for the 100 year overflow. Calculations shall evaluate impact of development on existing system and Atascadero Creek. 21. Provide for the detention of the 50 year developed storm runoff, while metering out BP, GP CE the 2 year undeveloped storm runoff. Metered runoff must follow existing drainage patterns. 22. Show the method of dispersal at all pipe outlets. Include specifications for size & BP, GP CE type. 23. Acquire drainage easements where needed. Drainage shall cross lot lines only BP, GP CE where a drainage easement has been provided. 24. Concentrated drainage from off-site areas shall be conveyed across the project site BP, GP CE in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. Public Improvements and Maintenance: Curbaril 25. The applicant must provide for the repair and maintenance of on-site shared FM CE improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. 26. The City Engineer and City Attorney shall approve the final form prior to recordation. FM CE 27. All public improvements shall be constructed in conformance with the City of BP, GP CE Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 28. Full frontage improvements are required with this development. These include curb, BP, GP CE gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. 29. Applicant shall overlay Curbaril Avenue to the centerline plus 10 feet. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy 30. Prior to issuance of building permits, the applicant shall submit a grading and BP, GP CE drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS 31. The Public Works Department shall approve all wastewater facilities prior to BP, GP WW construction. This includes pumps, force mains, cleanouts, manholes and connections. 32. Applicant shall pay sewer extension (annexation) fees upon issuance of building BP, GP WW permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 33. Gravity mains and other sewer facilities within the subdivision shall be privately BP, GP WW owned and maintained. 34. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP WW 35. Gravity main onsite shall end in a manhole. BP, GP WW STANDARD CONDITIONS 36. All public improvements shall be constructed in conformance with the City of BP, GP CE Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 37. In the event that the applicant is allowed to bond for the public improvements FM CE required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 38. An engineer's estimate of probable cost shall be submitted for review and approval FM CE by the City Engineer to determine the amount of the bond. 39. The Subdivision Improvement Agreement shall record concurrently with the Final FM CE Map. 40. The applicant shall be responsible for the relocation and/or alteration of existing BP, GP CE utilities. 41. The applicant shall install all new utilities (water, gas, electric, cable TV and BP, GP CE telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy 42. The applicant shall monument all property corners for construction control and shall FM CE promptly replace them if disturbed. 43. The applicant shall acquire title interest in any off-site land that may be required to FM CE allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 44. Slope easements shall be provided as needed to accommodate cut of fill slopes. FM CE 45. Drainage easements shall be provided as needed to accommodate both public and FM CE private drainage facilities. 46. The final map shall be signed by the City Engineer prior to the map being placed on FM CE the agenda for City Council acceptance. 47. Prior to recording the tract map, the applicant shall submit a map drawn in FM CE substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 48. Prior to recording the tract map, the applicant shall set monuments at all new FM CE property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 49. Prior to recording the tract map, the applicant shall pay all outstanding plan FM CE check/inspection fees. 50. Prior to recording the map, the applicant shall complete all improvements required FM CE by these conditions of approval 51. Prior to recording the tract map, the applicant shall have the map reviewed by all FM CE applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the map. 52. Upon recording the final map, the applicant shall provide the City with a black line FM CE clear Mylar (0.4 mil) copy and a blue line print of the recorded map. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy 53. Prior to the final inspection of any public improvements, the applicant shall submit a FM CE written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 54. Prior to the final inspection, the applicant shall submit a written certification from a BP, GP CE registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 55. An encroachment permit shall be obtained prior to any work within City rights of BP, GP CE way. 56. Prior to the issuance of building permits the applicant shall submit a grading and BP, GP CE drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company Standard Conditions 57. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross - connection devices shall conform to AWWA and California Department of Health Services standards. 58. 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. 59. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 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. 61. 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 from AMWC for the common areas within the project. Landscaping for common areas shall be drought -tolerant. The landscaping for common areas shall conform to the ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy mitigation measures noted in Table II -7, Hydrology and Water Quality, of the General Plan 2025. The applicant shall keep the use of turf grass in common area landscaping and in other areas to a minimum. Mitigation Monitoring Program Mitigation Measure 1.c.1: A landscape plan prepared by a qualified professional is required. Landscaping shall consist of City approved street trees placed a minimum of 30 feet on center. All street trees shall be 24" box size. All other landscape trees and shrubs shall be a minimum 15 -gallon size. Mitigation Measure 1.c.2: Evergreen screen trees shall be incorporated into the landscape plan where the proposed project is adjacent to residential uses. Mitigation Measure 1.d: All lighting shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 15 -feet in height, shall limit intensity to 2.0 foot candles at ingress /egress, and shall otherwise provide a 0.6 foot candle minimum to 1.0 maximum in parking areas. The proposed lighting plan shall accomplish a zero footcandle reading at the property line. Fixtures shall be shield cut-off type. Wall mounted fixtures at rear of buildings facing adjacent properties, except at exits, shall be avoided. Mitigation Measure 3.b.1: Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. . If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program CUP 2003-0089 Curbaril Office Development Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS:Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 15 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast -germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. M. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build-up. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Mitigation Measure 4.e.1: Grading and excavation and grading work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: A. All existing trees outside of the limits of work shall remain. B. Earthwork shall not exceed the limits of the project area. C. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. D. Vehicles and stockpiled material shall be stored outside the dripline of all trees. E. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. F. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.2: The removal of identified native oak trees shall be mitigated per the requirements of the Atascadero Native Tree Ordinance. Mitigation Measure 6.b.1: All disturbed areas, not shown on the project landscape plan for landscaping shall be landscaped with one or more of the plant materials listed on the landscape plan legend. All elevated pads shall be landscaped with appropriate shrubs and shall be contoured to blend naturally with the finished and/or existing grade. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked out on to EI Camino Real by construction vehicles. Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Any excavation recommendations that encroach into the 20 -foot creek setback area shall address creek bank stability and shall be reviewed by the project biologist. The property contains no unusual geological formations. Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2003-0089 /Monitoring Measure PS:Planning Services Curbaril Office Development BL: Business License BS: Building Services FD: Fire Department GP: Grading PD: Police Department Permit CE: City Engineer BP: Building WW: Wastewater Permit CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 11.d.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday No construction on Sunday The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Planning Commission. Exhibit B: Master Plan of Development / Site Plan N CO N -< U v � LLI a� � Cw C W O Q Q Z LIZ w U H ITEM NUMBER: 3 DATE: 6-7-05 n8A i I I II I I 1 % r� p lag p Y v \epi ila - � U � 41 �€Y _ II' Y:'• r� L I I n8A i I I II I I 1 % r� y I lag p Y v \epi ila - I C I I I � 41 �€Y _ II' Y:'• r� L I I _c W �yls_ mob N O uj a i I I II I I 1 % r� y I lag 1 Y v \epi ila - I C I I I 41 _ II' Y:'• r� L I I O uj a Exhibit C: Landscape Plan ITEM NUMBER: 3 DATE: 6-7-05 Q 8 Z r N a W W (3 U U,om W N Q z J O o a C9�pUw m J m 0 a v II a 0� 0 Lu fill u i i .pb �abow F-- CV / � G � g x O U x r c s ITEM NUMBER: 3 DATE: 6-7-05 Q 8 Z r N a W W (3 U U,om W N Q z J O o a C9�pUw m J m 0 a v II a 0� 0 Lu fill u i i .pb �abow F-- Exhibit D: Grading and Drainage Plan °Mw I ITEM NUMBER: 3 DATE: 6-7-05 6'll 2 { hill if 11114 f Itif1 ,ilf�ii: e / §ea. --�,1 °Mw I ITEM NUMBER: 3 DATE: 6-7-05 6'll 2 { hill if 11114 f Itif1 ,ilf�ii: e Exhibit E: Utility Plan ITEM NUMBER: DATE: 6-7-05 -� i � v - i a ,i MIhj�N Oypa parry __ ;. 1 ITEM NUMBER: 3 DATE: 6-7-05 Exhibit F: Elevations and Floor Plans Exhibit F: Elevations and Floor Plans 11-W ITEM NUMBER: 3 DATE: 6-7-05 ITEM NUMBER: 3 DATE: 6-7-05 Exhibit F: Elevations and Floor Plans Li L Exhibit G: Master Sign Program ITEM NUMBER: 3 DATE: 6-7-05 1�1.'rcnVnl� v�lVT1Kh� f d SIGN A 91 SIGN B e►$- Wit. i ��# �• .�'�'\s. r ■ 10 sf max signage ■ Building mounted signage on street or parking lot facing elevations only ■ 2 building mounted signs per tenant max. Exhibit H: Color and Materials 1t 1 ITEM NUMBER: 3 DATE: 6-7-05 ITEM NUMBER: 3 DATE: 6-7-05 ATTACHMENT 6: Draft Resolution PC 2005-0012 DRAFT RESOLUTION PC 2005-0012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 2004-0050 A NINE LOT SUBDIVISION CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT ON APN 031-161-024 (Curbaril Business Center - Gearhart/Shannon) WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave; Atascadero, CA 93422), Applicant and Robert Shannon (PO Box 2612, Atascadero, CA 93423), Owner, for a Conditional Use Permit to establish a Master Plan of Development, Tree Removal Permit, and corresponding Tentative Tract Map to establish a 9 -lot office development on a 1.46 acre site located on APN 031-161-024; and, WHEREAS, the site's General Plan Designation is GC (General Commercial); and, WHEREAS, the site's zoning district is CP/PD-3 (Commercial Professional with a Planned Development 3 overlay zone); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0054 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Conditional Use Permit; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on June 7, 2005, studied and considered Tentative Tract Map (TTM 2004- 0050), after first studying and considering the Draft Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: ITEM NUMBER: 3 DATE: 6-7-05 SECTION 1. Findings of Approval for Tentative Tract Map, the Planning Commission finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements, including provisions of the PD -3 overlay district. 2. The proposed subdivision, as conditioned, is consistent with the proposed Master Plan of Development (CUP 2003-0089). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) or equivalent shall be required that incorporate the Master Plan of Development conditions of approval to ensure that the site retains the proposed qualities (architecture, colors, materials, plan amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 7, 2005, resolved to approve Tentative Tract Map (TTM 2004-0050) subject to the following: EXHIBIT A: Tentative Tract Map EXHIBIT B: Conditions of Approval/Mitigation Monitoring ITEM NUMBER: 3 DATE: 6-7-05 On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary the ITEM NUMBER: DATE: 6-7-05 Exhibit A: Tentative Tract Map IA IIIIu I IIS 11 1 �1 ,7 n ii I We ON �- r ITEM NUMBER: DATE: 6-7-05 Exhibit B: Conditions of Approval / Mitigation Monitoring Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development TO: OccupTemporary y : Wastewater CA City Attorney Fl: Final inspection AMWC: Water Camp. F0: Final Occupancy Planning Services 1. The approval of this Tentative Parcel Map shall not become final and FM PS effective following approval of Conditional Use Permit 2003-0089. 2. Approval of this Tentative Parcel Map shall be valid for two years after FM PS its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority to FM PS approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Parcel Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The granting of this entitlement shall apply to the property located at On going PS 7955 Curbaril Ave. (APN 031-161- 024) regardless of owner. 6. The Final Map shall be drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 7. The subdivider shall defend, indemnify, and hold harmless the City of FM PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 8. The final map shall be consistent with the approved Master Plan of Development (CUP 2003-0089) for the project site including building envelope locations. 9. Prior to final map, the applicant shall submit CC&Rs or similar maintenance mechanism for review and approval by the Community Development Department. The maintenance agreement shall record with the Final Map and shall include the following: ■ Provisions for maintenance of all common areas including access, ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development 0 upancyrary : Wastewater CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy parking, perimeter walls, and landscaping. ■ A detailed list of each individual owner's responsibilities for maintenance of the individual units. ■ A provision for review and approval by the City Community Development Department for any changes to the maintenance agreement that relate to the above requirements prior to the changes being recorded or taking effect. Fire Marshal 10. A NFPA 13 Fire Safety Sprinkler system is required to be installed BP FD/BS conforming to CBC, UFC, and City of Atascadero standards. System shall be designed by a licensed contractor and reviewed and approved by a licensed Fire Protection Engineer prior to submitting plans to the Fire Department. 11. Address signage design shall be provided prior to issuance of any BP FD/PS building permits. 12. Fire hydrant spacing shall be reviewed and approved by the fire FM FD department prior to recordation of the final map. City Engineer Conditions PROJECT SPECIFIC CONDITIONS Drainage: 13. Obtain approval by the City Engineer of the grading & drainage plan BP, GP CE and the storm drain design & facilities. 14. Submit calculations to support the design of any structures or pipes. BP, GP CE Closed conduits shall be designed to convey the 10 -year flow with gravity flow, the 25 -year flow with head, and provide safe conveyance for the 100 year overflow. Calculations shall evaluate impact of development on existing system and Atascadero Creek. 15. Provide for the detention of the 50 year developed storm runoff, while BP, GP CE metering out the 2 year undeveloped storm runoff. Metered runoff must follow existing drainage patterns. 16. Show the method of dispersal at all pipe outlets. Include specifications BP, GP CE for size & type. 17. Acquire drainage easements where needed. Drainage shall cross lot BP, GP CE lines only where a drainage easement has been provided. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development 0 upancyrary : Wastewater CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 18. Concentrated drainage from off-site areas shall be conveyed across BP, GP CE the project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. Public Improvements and Maintenance: Curbaril 19. The applicant must provide for the repair and maintenance of on-site FM CE shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. 20. The City Engineer and City Attorney shall approve the final form prior FM CE to recordation. 21. All public improvements shall be constructed in conformance with the BP, GP CE City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 22. Full frontage improvements are required with this development. These BP, GP CE include curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. 23. Applicant shall overlay Curbaril Avenue to the centerline plus 10 feet. 24. Prior to issuance of building permits, the applicant shall submit a BP, GP CE grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS 25. The Public Works Department shall approve all wastewater facilities BP, GP WW prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. 26. Applicant shall pay sewer extension (annexation) fees upon issuance BP, GP WW of building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development 0 upancyrary : Wastewater CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 27. Gravity mains and other sewer facilities within the subdivision shall be BP, GP WW privately owned and maintained. 28. Gravity mains within the subdivision shall be eight (8) inches in BP, GP WW diameter. 29. Gravity main onsite shall end in a manhole. BP, GP WW STANDARD CONDITIONS 30. All public improvements shall be constructed in conformance with the BP, GP CE City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 31. In the event that the applicant is allowed to bond for the public FM CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 32. An engineer's estimate of probable cost shall be submitted for review FM CE and approval by the City Engineer to determine the amount of the bond. 33. The Subdivision Improvement Agreement shall record concurrently FM CE with the Final Map. 34. The applicant shall be responsible for the relocation and/or alteration of BP, GP CE existing utilities. 35. The applicant shall install all new utilities (water, gas, electric, cable TV BP, GP CE and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 36. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 37. The applicant shall acquire title interest in any off-site land that may be FM CE required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 38. Slope easements shall be provided as needed to accommodate cut of FM CE fill slopes. 39. Drainage easements shall be provided as needed to accommodate FM CE both public and private drainage facilities. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development 0 upancyrary : Wastewater CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 40. The final map shall be signed by the City Engineer prior to the map FM CE being placed on the agenda for City Council acceptance. 41. Prior to recording the tract map, the applicant shall submit a map FM CE drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 42. Prior to recording the tract map, the applicant shall set monuments at FM CE all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 43. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. 44. Prior to recording the map, the applicant shall complete all FM CE improvements required by these conditions of approval 45. Prior to recording the tract map, the applicant shall have the map FM CE reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the map. 46. Upon recording the final map, the applicant shall provide the City with a FM CE black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 47. Prior to the final inspection of any public improvements, the applicant FM CE shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 48. Prior to the final inspection, the applicant shall submit a written BP, GP CE certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 49. An encroachment permit shall be obtained prior to any work within City BP, GP CE rights of way. 50. Prior to the issuance of building permits the applicant shall submit a BP, GP CE grading and drainage plan prepared by a registered civil engineer for ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development 0 upancyrary : Wastewater CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy review and approval by the City Engineer. Atascadero Mutual Water Company Standard Conditions 51. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 52. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 53. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 54. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 55. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 56. The applicant shall obtain a separate landscape -irrigation meter from AMWC for the common areas within the project. Landscaping for common areas shall be drought -tolerant. The landscaping for common areas shall conform to the mitigation measures noted in Table II -7, Hydrology and Water Quality, of the General Plan 2025. The applicant shall keep the use of turf grass in common area landscaping and in other areas to a minimum. Mitigation Measures Mitigation Measure 1.c.1: A landscape plan prepared by a qualified professional is required. Landscaping shall consist of City approved street trees placed a minimum of 30 feet on center. All street trees shall be 24" box size. All other landscape trees and shrubs shall be a minimum 15 -gallon size. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development 0 upancyrary : Wastewater CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 1.c.2: Evergreen screen trees shall be incorporated into the landscape plan where the proposed project is adjacent to residential uses. Mitigation Measure 1.d: All lighting shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 15 -feet in height, shall limit intensity to 2.0 foot candles at ingress /egress, and shall otherwise provide a 0.6 foot candle minimum to 1.0 maximum in parking areas. The proposed lighting plan shall accomplish a zero footcandle reading at the property line. Fixtures shall be shield cut-off type. Wall mounted fixtures at rear of buildings facing adjacent properties, except at exits, shall be avoided. Mitigation Measure 3.b.1: Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. . If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program TTM 2004-0050 Curbaril Office Development Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 0 upancyrary FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer : Wastewater CA City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: N. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. O. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 15 mph averaged over one hour) so as to prevent excessive amounts of dust. P. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. Q. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. R. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. S. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast - germinating native grass seed and watered until vegetation becomes established. T. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. U. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. V. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. W. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. X. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. Y. Wheel washers may be required when significant offsite import or export of fill is involved. Z. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build-up. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services TTM 2004-0050 BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Curbaril Office Development 0 upancyrary : Wastewater CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 4.e.1: Grading and excavation and grading work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: G. All existing trees outside of the limits of work shall remain. H. Earthwork shall not exceed the limits of the project area. I. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. J. Vehicles and stockpiled material shall be stored outside the dripline of all trees. K. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. L. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.2: The removal of identified native oak trees shall be mitigated per the requirements of the Atascadero Native Tree Ordinance. Mitigation Measure 6.b.1: All disturbed areas, not shown on the project landscape plan for landscaping shall be landscaped with one or more of the plant materials listed on the landscape plan legend. All elevated pads shall be landscaped with appropriate shrubs and shall be contoured to blend naturally with the finished and/or existing grade. Duration of the project: The contractor will be responsible for the clean- up of any mud or debris that is tracked out on to EI Camino Real by construction vehicles. Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Any excavation recommendations that encroach into the 20 -foot creek setback area shall address creek bank stability and shall be reviewed by the project biologist. The property contains no unusual geological formations. Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. ITEM NUMBER: DATE: 6-7-05 Conditions of Approval / Mitigation Monitoring Program TTM 2004-0050 Curbaril Office Development Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 0 upancyrary FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer : Wastewater CA City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 11.d.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Planning Commission. \\Cityhall\cdvlpmnt\- CUP - Conditional Use Permits\CUP 03\CUP 2003-0089 Curbaril-Morro Rd.office park\meeting_02\CUP 2003-0089. PC - SR 2nd meeting.kg.doc ITEM NUMBER: DATE Atascadero Planning Commission Staff Report - Community Development Department EI Camino Real Lube & Go with Car Wash CUP 2004-0144 (Atascadero Enterprises) BACKGROUND 4 6-7-05 On May 19, 2005, the Planning Commission voted 5-2 to approve the proposed project with a condition that the design be refined for additional staff or Commission review. On May 24, 2005, the applicant submitted revised plans for staff and Commission review with the following changes: 1. Office/lobby relocated to be more visible from the U.S. 101 off-ramp/EI Camino Real. 2. Improved architecture 3. Improved color scheme 4. Southerly driveway access driveway replaced with landscaping 5. EI Camino Real landscape buffer increased with berming and screen wall 6. Improved and limited signage. RECOMMENDATION: Staff is recommending the Planning Commission determine that the revised plans are consistent with the intent of the original Planning Commission approval. Situation and Facts: 1. Applicant / Representative: Atascadero Enterprises 2505 Theatre Drive Paso Robles, CA 93446 2. Project Address: 7095 EI Camino Real (APN 030-081-008) (San Luis Obispo County). 3. General Plan Designation: GC - General Commercial 4. Zoning District: 5. Redevelopment Area: 6. Site Area: 7. Existing Use: 8. Environmental Status CONCLUSION: ITEM NUMBER: 4 DATE: 6-7-05 CR (Commercial Retail) Yes 17,059 Square feet Vacant building Certified Mitigated Negative Declaration 2005-0002 Staff has reviewed the revised plans and believes the plan changes meet the original approval intent of the Planning Commission. PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan (Informational) Attachment 2: Revised Plan Exhibits (Informational) \\Cityhall\cdvlpmnt\- CUP - Conditional Use Permits\CUP 04\CUP 2004-0144. Lube&Go\CUP 2004-0144.PC-SR.sm June Tdoc ITEM NUMBER: DATE: 6-7-05 Attachment 1: Location Map, General Plan and Zoning (Informational) Existing Designations: -General Plan: GC (General Commercial) -Zoning District: CR (Commercial Retail) ITEM NUMBER: 4 DATE: 6-7-05 Attachment 2: Revised Site Plan (Informational) 6 6 a •• it .q.. r t i ��^ .tea• ' �� I e� Relocated EL easeda Office/Lobby dscape Fazam+i+d ITEM NUMBER: 4 DATE 6705 Attachment 2: Rev_dLandscape Plan (n_ma _an ITEM NUMBER: 4 DATE: 6-7-05 Attachment 2: Revised Elevations (Informational) ITEM NUMBER: 4 DATE: 6-7-05 Attachment 2: Colors and Materials (Informational) COLOR SAMPLE AND MATERIAL BOARD FOR LUBE N GO ATASCADERO ENTERPRISES L.L.C. 7095 EL CAMINO REAL ATASCADERO, CA. 521�n Tnhni�,_�hr; 11 _ FASCIA OVER CARWASH AREA -11 WALL COLOR AT CARWASH .I Iron Gate EXPOSED BEAMS AND AWNM SPEARS s0%>sn Americana CANVAS AWNING COLOR Old Sedona Blend 2 PIECE CLAY ROOF TILES 5615N Juni, FASCIA OVER LUBE BAY AREA WALL COLOR AT LUBE BAY AREA FASCIA OVER OFFICE AREA WOOD PATIO TRELLIS COLOR ,215A Roasted Chestnut ARCHED / COVERED AREA AT OFFICE FRONT / BACK CONCRETE WAINSCOTE COLOR WALL COLOR AT OFFICE AREA ARCHED / COVERED AREA AT CARWA