Loading...
HomeMy WebLinkAboutPC_2005-08-16_AgendaPacketCALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting August 16, 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 AUGUST 2, 2005. COMMUNITY DEVELOPMENT STAFF REPORTS City of Atascadero Planning Commission Agenda PUBLIC HEARINGS Regular Meeting August 16, 2005 Page 2 of 3 (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 2. CONDITIONAL USE PERMIT 2004-0127 Owner El Camino Associates, 143 Beachcomber Dr., Pismo Beach, CA 93449 Applicant Robert Richmond, R2L Architects, 444 Higuera St., Ste. 201, San Luis Obispo, CA 93401 Phone: 541-6294 Project Title Colony Square Residential/Commercial Mixed -Use: Conditional Use Permit 2004-0127 Project 6901 and 6905 El Camino Real; 6999 Santa Ysabel Avenue, Atascadero, CA 93422 Location Project The proposed project is a Conditional Use Permit which includes a Residential/Commercial Mixed - Description Use Development Project located in downtown Atascadero. The project consists of 67 live -work units; 75,230 square -feet of retail/restaurant space; a 35,000 square -foot movie theater with 10 screens and 1500 seats; 17,100 square -feet of office space; and 19,450 square -feet of residential units on a total of 8.14 acres. Most buildings are three stories with restaurants and commercial uses on the ground floors, and office and live -work housing on the upper two floors. Two existing on- site native oak ("granary trees") will be incorporated into the project. Four native trees are proposed for removal and the project will take access from El Camino Real, Highway 41 and Capistrano Avenue. Zoning District: Downtown Commercial (DC) General Plan Designation: Downtown (D) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available for public review at 6905 El Camino Real Determination Ste. 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on September 6, 2005 at the Pavilion on the Lake, 9315 Pismo Avenue, Atascadero. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at, or prior to this public hearing. City of Atascadero Planning Commission Agenda Regular Meeting August 16, 2005 Page 3 of 3 City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m., at the Pavilion on the Lake, 9315 Pismo Ave., Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during City Hall Annex business hours at the Community Development counter and on our website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager's Office, (805) 461-5000, or the City Clerk's Office, (805) 461-5000. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON AGENDA ITEMS Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Commission regarding the matter being considered to step up to the podium. If you wish to speak for, against or comment in any way: • You must approach the podium and be recognized by the Chairperson • Give your name and address (not required) • Make your statement • All comments should be made to the Chairperson and Commission • All comments limited to 5 minutes (unless changed by the Commission) • No one may speak for a second time until everyone wishing to speak has had an opportunity to do so, and no one may speak more than twice on any item. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at least 24 hours prior to the meeting. Access to hook up your laptop to the City's projector will be provided. You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the Chairperson before the meeting begins to announce your presence and turn in the printed copy. The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Council. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, "PUBLIC HEARINGS", the Chairperson will call for anyone from the audience having business with the Commission to: • Please approach the podium and be recognized • Give your name and address (not required) • State the nature of your business This is the time items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes will be allowed for Community Forum (unless changed by the Commission). CALL TO ORDER ITEM NUMBER: 1 DATE: 8-16-05 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting August 2, 2005 — 7:00 P.M. Vice Chairperson Beraud called the meeting to order at 7:02 p.m. and Commissioner Jones led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Jones, O'Keefe, Patel and Vice Chairperson Beraud Absent: Commissioner Kelley and Chairperson Porter Staff Present: Public Works Director Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kelly Gleason and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA MOTION: By Commissioner Fonzi and seconded by Commissioner O'Keefe to approve the agenda. Motion passed 5:0 by a roll -call vote. PUBLIC COMMENT None PC Draft Minutes 08/02/05 Page 1 of 4 CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JULY 19, 2005. MOTION: By Commissioner Jones and seconded by Commissioner O'Keefe to approve Item #1. Motion passed 5:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS 2. TREE REMOVAL PERMIT 2005-0074 Applicant Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422 Project Title Tree Removal Permit 2005-0074 Project Location 2605 Traffic Way, Atascadero, CA 93422 APN 049-063-002 Project Description A request to remove one 40" valley oak tree that has been determined to be hazardous by a certified arborist. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT — None There was Commission discussion regarding the use of street trees rather than oaks along the Traffic Way frontage, and the mitigation fee for this tree removal. MOTION: By Commissioner Jones and seconded by Commissioner O'Keefe to adopt Resolution PC 2005-0055 to approve the request to remove one (1) native oak tree subject to conditions of approval, which shall read "with the addition of three (3) 24 -inch box street trees and with the modified mitigation fee of $1,150 based on the shared ratio of replacing some trees and some fee." There was discussion regarding the full compensation to the tree fund in the amount of $1,333. Commissioner O'Keefe withdrew her second as the lower fee in the motion did not meet the requirements of the Tree Ordinance. PC Draft Minutes 08/02/05 Page 2 of 4 MOTION: By Commissioner Jones and seconded by Vice Chairperson Beraud to adopt Resolution PC 2005-0055 to approve the request to remove one (1) native oak tree subject to conditions of approval, which shall read "with the addition of three (3) 24 - inch box street trees and with the full mitigation fee of $1,333.33." Motion passed 5:0 by a roll -call vote. PUBLIC HEARINGS 3. CONDITIONAL USE PERMIT 2005-0159 Applicant Geoff English, Public Works Department, City of Atascadero, 6905 EI Camino Real, Suite 6, Atascadero, CA 93422, Phone: 461-5000 Project Title Conditional Use Permit 2005-0159 Project 8005 Gabarda, Atascadero, CA 93422 Location APN 028-421-001 Project The proposed project consists of an application for a Conditional Use Permit for construction Description of facilities to serve as the City of Atascadero Public Works Yard, including: a 12,000 square foot maintenance shop and office building, a 3,000 square foot covered parking structure for the city's transit vehicles, additional paved areas, and exterior construction material storage. The site currently houses the maintenance facilities for the City's wastewater treatment plant. The site is immediately East of the railroad tracks and Heilmann Park, immediately South of a rural residential neighborhood and bordered on the East and South by open space and farmland. General Plan Designation: Public (P) Zoning District: Public (P) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Mitigated Negative Declaration is available for public review at Determination 6905 EI Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kelly Gleason and Public Works Director Steve Kahn gave the staff report and answered questions of the Commission. PUBLIC COMMENT — None MOTION: By Commissioner O'Keefe and seconded by Commission Fonzi to adopt Resolution No. PC 2005-0054 approving Conditional Use Permit 2005-0159 based on findings and subject to Conditions of Approval, and adding a condition to use reclaimed water for irrigation if practical. Motion passed 5:0 by a roll -call vote. PC Draft Minutes 08/02/05 Page 3 of 4 COMMISSIONER COMMENTS AND REPORTS None DIRECTOR'S REPORT Deputy Community Development Director Steve McHarris reported on the agenda for the next two Planning Commission meetings. ADJOURNMENT Vice Chairperson Beraud adjourned the meeting at 7:37 p.m. to the next regularly scheduled meeting of the Planning Commission on August 16, 2005. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary \\Cityhall\cdvlpmnt\— PC Minutes\PC Minutes 05\PC Draft Minutes 8-2-05.doc PC Draft Minutes 08/02/05 Page 4 of 4 ITEM NUMBER: 2 DATE: g_q A_n5 Planning Commission Staff Report Staff Report - Community Development Department 6901, 6905 El Camino Real, 6999 Santa Ysabel Ave. Colony Square Mixed -Use CUP 2004-0127 (EI Camino Associates) RECOMMENDATIONS: Staff Recommends Planning Commission: 1. Adopt Resolution PC 2005-0048 certifying Proposed Mitigated Negative Declaration 2005-0020; and, 2. Adopt Resolution PC 2005-0049 approving Conditional Use Permit 2004-0127 (Master Plan of Development) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, REPORT -IN -BRIEF: The proposed project consists of a Conditional Use Permit to redevelop the existing Century Plaza Commercial Shopping Center with a new residential/office/commercial mixed-use development. The project site is located at 6905 EI Camino Real near the corner of EI Camino Real and Morro Road/Highway 41. The project includes 67 residential units, 75,230 square feet of retail/restaurant space, a 10 -screen, 35,000 square foot movie theater, and 17,100 square feet of office space. ITEM NUMBER: 2 DATE: R-1 F -ns DISCUSSION: Situation and Facts: 1. Owner: EI Camino Associates. 143 Beachcomber Dr. Pismo Beach, CA 93449 2. Applicant/Representative: Robert Richmond and Glen Wood, R2L Architects 444 Higuera Street, Suite 201 San Luis Obispo, CA 93401 3. Project Address: 6901, 6905 EI Camino Real, 6999 Santa Ysabel Avenue (APN 029-361-018, 020, 022) (San Luis Obispo County). 4. General Plan Designation: DC (Downtown Commercial) 5. Zoning District: D (Downtown) 6. Site Area: 8.14 acres 7. Existing Use: Commercial 8. Environmental Status: Proposed Mitigated Negative Declaration 2005-0020 ITEM NUMBER: 2 DATE: 19-1 AAS Background The project site is located in the area of the former Atascadero Golf Course established in the 1920's. The golf course extended from EI Camino Real to Magnolia Ave. and included the existing Rancho -T Motel. In 1975, the golf course was replaced by a commercial -office development called "Plaza del Camino." The plaza was remodeled and enlarged in the 1980's and renamed "Century Plaza" as it currently exists today. The portion of the existing development, which included the bowling alley and adjacent parking areas, was sold to the Atascadero Community Redevelopment Agency for use as interim City Offices and Council Chambers in 2004. The proposal includes development on current Redevelopment Agency property surrounding the interim City offices. The Master Plan of Development, if approved, will require a Tentative Tract Map application to be approved to allow for a land exchange between the Redevelopment Agency and the developer to ensure that all new buildings occur outside the boundaries of Redevelopment Agency property (Condition 17). ITEM NUMBER: 2 DATE: The project site is within the Downtown Land Use Designation and is zoned Downtown Commercial, which allows mixed-use projects with approval of a Conditional Use Permit. Properties along EI Camino Real are currently developed with financial services, office uses, restaurants, and commercial retail uses. Properties along Santa Ysabel Avenue are currently developed with commercial retail uses. Properties along Capistrano Avenue are developed with office uses. ANALYSIS: Project Definition The proposed project consists of a request to establish a mixed-use development on a 5.9 -acre site which includes 67 residential units; 75,230 square feet of retail/restaurant space; a 35,000 square foot 10 -screen movie theater with seating for 1500 patrons; 17,100 square feet of office space; and 19,450 square feet of residential courtyards. Most buildings are three stories in height with restaurants and commercial uses on the ground level. Offices and live -work housing units are located on the upper two floors. Existing on-site native oak trees ("granary trees") have been incorporated into the Master Plan of Development (see native tree preservation discussion). The project will take access from EI Camino Real, Santa Ysabel Avenue, and Capistrano Avenue. Project Sun1111ary; Refer to sheets 5 l nlildinl; syuarr IcH,1.: ,, 11 RI h. C Bldg,. D Bldg. Is Bldg. F 111t1u•. c I'• I I 1' ; 1 VAX) 330 11 4,2(X) _ 72,3(4) 11 1,111,, I I units - u1111S 5 units 7 u<<c- 67 units Retail : It.,.i ._1 1 22,3(o 7,321, 13,95() 1 •.2S0 6,41X) 2,510 1,2o 3,31X! 75,230 IIr 150 X- I I 11 () I n I >rreen, I °!Scat I5(X) Scats Office 10,50 1) 17,1(x1 Residential Counyar, I! 2J, I-. -:+I 1, 19,450 & Private Decks Covered Parking 36J n X) 36,L)(X 1 94 spaces 94 spaces Totals 67,81X) _I lot ;3,951) 97,7FFA) 6,40(1 6,7111 1I)A 1 9,9(X) 255,140 ITEM NUMBER: 2 DATE: s-1 s -ns The project requires a Conditional Use Permit based on the size of the project and to establish the Master Plan of Development. In addition, mixed-use developments within the Downtown Zoning District require Conditional Use Permit approval by Planning Commission. The proposed development requires appearance review consistent with the Atascadero Downtown Revitalization Plan architectural review standards. General Plan and Zoning Ordinance Consistency As stated in the General Plan (pg II -8), the Downtown Land Use Designation "... allows a mix of retail, office, restaurant, personal service, commercial and residential uses. To encourage pedestrian orientation, businesses are encouraged to occupy small lots with sidewalk storefronts, and residences are allowed on upper floors. Mixed-use multi- family residential development is conditionally allowed up to 16 du/acre, higher densities may be approved through a planned development process. Design and parking standards are different from other areas to encourage a development pattern consistent with a historic Downtown. Development within the Downtown will be consistent with the Downtown Revitalization Plan and support the Atascadero Main Street Program." As stated in the Atascadero Municipal Code, "The downtown zoning districts are intended to develop an attractive, pedestrian -oriented, and economically successful downtown area by providing for a mixture of commercial, office, and residential land uses in two- and three-story buildings of traditional architectural styles." In addition, the Downtown Commercial (DC) zoning district, "is intended to enhance the economic viability and pedestrian -oriented character of the downtown by encouraging: 1. A wide range of retail shops, including artesian craft sales and production; 2. Restaurant, entertainment facilities, lodging, and non -automotive services; 3. Offices on upper floors, other than City government facilities, and offices that generate significant pedestrian traffic; and 4. Residential uses on upper floors. The Colony Square Project is consistent with the above sited General Plan and Zoning Ordinance visions, and implements each of the specific Smart Growth principles listed in the General Plan and as follows (2002 GP pg 1-4, 1-5): 1. Provide for well-planned new growth. Recognize and preserve critical areas of open space, environmental habitats, and agricultural lands, while accommodating new growth in compact forms in areas designated for higher density, in a manner that encourages multi -modal transportation opportunities, integrates the new growth, and creates housing and job opportunities for people of all ages and income levels. 2. Maximize use of existing infrastructure. Accommodate additional growth by first focusing on the use and reuse of existing urbanized lands supplied with infrastructure, with an emphasis on reinvesting in the maintenance and revitalization of existing infrastructure. 3. Support vibrant city centers. Give preference to the redevelopment and reuse of ITEM NUMBER: 2 DATE: 8-16-05 Downtown Atascadero and appropriate nodes along existing transportation corridors through the encouragement and retention of mixed-use development, business vitality, housing opportunities for people of all income levels, and safe, reliable and efficient multi -modal transportation systems. 4. Develop and support coordinated planning for regional impacts. Coordinate planning with neighboring communities and the County so that there are agreed upon regional strategies and policies for dealing with the regional impacts of growth on transportation, housing, schools, air water, wastewater, solid waste, natural resources, agricultural lands, and open space. 5. Support high quality education and school facilities. Encourage and support high quality public education, neighborhood -accessible school facilities and adequate library services as a critical determinant in making our community attractive to families, maintaining a desirable and livable community, promoting life-long learning opportunities, enhancing economic development, and providing a work force qualified to meet the full range of job skills required in the future economy. 6. Build strong communities. Support and embrace the development of strong families and a socially and ethnically diverse community, by: (1) working to provide a balance of jobs and housing within the community; (2) reducing commute time; (3) promoting community involvement; (4) enhancing public safety; and (5) providing and supporting cultural and recreational opportunities. 7. Emphasize joint -use of facilities. Emphasize the joint -use of existing compatible public facilities operated by City, school, County, and state agencies, as well as take advantage of opportunities to form partnerships with private businesses and non-profit agencies to maximize the community benefit of existing public and private facilities. 8. Support creative entrepreneurial efforts. Support local endeavors to create new products, services and businesses that will expand the wealth and job opportunities for all social and economic levels. 9. Encourage full community participation. Foster an open and inclusive community dialogue and promote alliances and partnerships to meet community needs. 10. Establish a secure local revenue base. Create/support the establishment of a secure, balanced, and discretionary local revenue base necessary to provide the full range of needed services and quality land use decisions. The proposed project is also consistent with the following General Plan Land Use and Housing Element Policies: Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods". Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 1.3: "Enhance the rural character and appearance of the City, including commercial corridors, gateways, and public facilities. ITEM NUMBER: 2 DATE: s-1 s -ns Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". Land Use Policy 2.3: "Incorporate pedestrian and transit oriented design concepts into new residential and commercial development within the Urban Core." Land Use Policy 3.1: "Encourage retail businesses an efficient and attractive nodes along El Camino Real and Morro Road with mixed office and residential uses between these nodes". Land Use Policy 4.1: "Cooperate with the Atascadero Main Street Organization to Promote downtown as the City's Cultural, entertainment, and commercial center, and to concentrate governmental facilities downtown." Land Use Policy 4.2: "Enhance the appearance of the downtown area and improve pedestrian circulation". Housing Element Policy 1.1: "Encourage steady production of new housing, including mixed-use projects in commercial land use areas, to meet the needs of all household types in the City." Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees". Housing Element Policy 10.1: "Encourage infill and intensification in areas suitable for housing within the USL. " In staff's opinion, the proposed Mixed -Use Project is consistent with the goals and policies of the Land Use Element and the Housing Element in addition to the specific smart growth principles outlined in the 2002 General Plan. The project will provide 67 residential units integrated into a commercial/office development along EI Camino Real, Santa Ysabel Avenue, and Capistrano Avenue. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding residential neighborhood and commercial corridor along EI Camino Real. Mixed -Use Commercial/Residential proposal "...Mixed-use multi family residential development is conditionally allowed up to 16 du/acre, higher densities may be approved through a planned development process... " (General Plan pg H-8) Although not a new concept, mixed-use development has been reserved for infill development locations within the urban core area and specifically within the Downtown Commercial Zoning District. The Downtown Zoning designation allows for mixed-use ITEM NUMBER: 2 DATE: R-164).9; residential development with a Conditional Use Permit at an allowed maximum density of 16 dwelling units per acre. Based on the project site acreage, the site could accommodate a base density of 95 units. Affordable housing and architectural density bonus policies could add to the base density allowing for a maximum of 143 residential units on the project site. The project is proposing 67 residential units to accommodate a larger proportion of commercial uses and on-site parking. The proposed living units range in size from 1,000 square feet to 1,200 square feet with parking in adjacent parking garages located behind retail units. Appearance Review According to the applicant, the project has been designed to meet the Downtown Design policies stated in the General Plan, the Atascadero Municipal Code standards for commercial development, and the Atascadero Downtown Revitalization Plan Downtown Design Guidelines. As a Conditional Use Permit, the Planning Commission must find that the project is consistent with the General Plan, the Municipal Code, and the Atascadero Downtown Revitalization Plan Downtown Design Guidelines. Eight new buildings are proposed on site. Five out of the seven new buildings are designed as vertical mixed-use buildings incorporating commercial uses on the ground floor with office or residential uses above. All buildings will be three stories in height. Square footage totals for the project include 72,360 square feet of housing (67 units), 75,230 square feet of retail/restaurant space, 17,100 square feet of office space, and 19,450 square feet of residential courtyards and private decks. Site Plan. Circulation. Parkin The project will include street frontage improvements along EI Camino Real, Santa Ysabel Avenue, and Capistrano Avenue. One main access point is provided on EI Camino Real and aligns with the Mid -State bank entrance across the street. The existing driveway off of Santa Ysabel Avenue is included in the proposed project plan and will serve as another main access point for the project. A secondary entrance will be provided off of Capistrano Avenue, which will also serve the new City offices. The project site is designed to provide a traditional downtown street scene with key site features and buildings at the terminus of all vehicular paths of travel. This design concept enhances the pedestrian orientation of the project and acts as a traffic calming measure within the project site. A pedestrian plaza with smaller scale retail buildings, and informal stage and gathering space, lawn area, and expanded seating opportunities is located at the center of the site. A portion of the adjacent parking lot is designed to include decorative paving to allow for expansion of the pedestrian gathering space through the use of removable bollards. (see exhibit A on next page) ITEM NUMBER: 2 DATE: 8-16-05 All trash storage, recycle storage, and air conditioning units will be screened from view. Trash and recycling storage will be located in rooms between structures with roll -up doors. (see exhibit B on next page) L I 11 1 - I ,.tom 1�l..YSr jo hl l a min , Real Exhibit A (above): Proposed site plan for Colony Square. Exhibit B (right): Typical trash storage location between two retail shops. Residential trash storage areas will be located in similar areas and will service residences using trash shoots from the upper residential floors. El l� , Retail Shop �'1'rash& 2ecycl' r, Retail Shop EJ Room Rc l Up x ITEM NUMBER: 2 DATE: s-1 s -ns Parking in the Downtown: "...Design and parking standards are different from other areas to encourage a development pattern consistent with a historic Downtown... " (General Plan pg H-8) Based on Atascadero parking requirements, a minimum of 375 spaces is required for the proposed development. The Municipal Code allows for a reduction in the required on-site parking for the provision of bicycle racks and lockers, for sites with two or more uses with planned shared parking, and for shared peak -hour parking arrangements. Based on the allowed code reductions, the project is required to provide 375 spaces as analyzed below: ■ 803 spaces identified for each use if uses were separated ■ Shared On -Site Parking Reduction: 20% reduction 803x0.8=643 ■ Shared Peak -hour Parking Reduction: 75% of most intensive use 375 spaces (theater) x .75 = 281 ■ Total Parking Required = 643 - 281 = 361 ■ Code requirement = no less than most intensive use therefore total parking required is driven by theater = 375 spaces The project includes a total of 321 on-site vehicle and motorcycle parking spaces with an additional 27 bicycle racks/lockers throughout the project. According to the anticipated average monthly parking demand table shown below, 239 parking spaces will be required during peak weekday hours and 386 spaces will be required during peak weekend hours. As the proposed project includes 321 on-site parking spaces, the project meets weekday peak hour parking requirements. Colour Square - Shared Parking Average Nfouth Demand Retails ace per 1000 s.f. GLA Re--taurant Space (per 1000 Theatre (space per number of Office (: ace per 1000 s.f. GLA) TOTAL Leasableuintit 18.8 1600 17.1 Unit 'GCO:,f GLA 1000 GLA Ses: CO: f GLA Hour of Dac Week- day Week- � daySat. Sat. S aces 5 aces Week- da • 'Wee . 1 day Sat. Sat. 1 Spaces $ aces Week -1 day et day Sat. 1 Spaces Sat. Spaces Week -1 day n -- day Sat. 1 Spaces Spaces Sat. Week- Satur- day day 5 OC AN C'° °:0°° 0'° 6- 5° 0 7 OC AN s' 3° 11 4 240 ] 1 56' 56° 34 9 S OC 111 15' :014 24 13 1 5.°e Y.1 2 ! 1 S6' S6*4 34 - 60 21 9 OC AN 42' 30° - 40 10°e 6'° 5 3 1 9" 97°39 S 101 61 10:00 AN 68' 454(l 92 61 20°° S' °I 9 4 1 100' 10044 40 S 141 11:00 AN S'0 73-J 117 99 30°° 10'° 13 98° 9S° 39 S 170 112 12:00 P`. 9" S5-1 131 1155 50'. 30-.1 23 :4 'S°: 32-J 16 SS S" S74 35 305 221 1:00 P\ 100' 944 134 12S 704, 45°° 32 2O 65°, 6S' 42 15: 30 6 739 336 2:0O P3, 97° 1004 131 135 6040 454° 27 2O 65°� 64' 42 1 : S4' S44 34 234 333 3:00 P\ 95° 100° 12S 135 604; 45?e 2 20 65° 730 42 195 S" S7° 35 232 3S7 4:00 P\ S7° 904 117 .21 5040 45'4 23 20 650 6S' 4-' 1S: 75' 754 30 6 212 373 5:00 P\ 79' 107 :O1 7040 60°a 32 - 65° 63° 4_' 15: 43° 434 17 3 193 312 6:OOP' 32' 6549 111 3S 90% 1 90°a 41 41 75° 7709 49 205 13°, is49 1 203 336 ?:00 P\ 89° 604 120 S1 100% 95°a 45 43 80° 91' S2 243 10° :04 4 1 271 363 3:G0 P> S7° 554 117 4 1004° 100'° 45 45 100° 100' 65 26' 386 9:00 P\ 6]' 40° S: 54 10040 1001° 45 55 1S7 362 10:00 P\ 32' 3S° 43 51 90% 95'° 41 43 90°, :OC' SS 26' 142 361 11:00 P\ 13' '30 is iS 70°e 85'e 32 3S 49 205 99 261 12:O0 AS C' 0% 57e 0'°1 23 32 10°4 1004 6 271 ITEM NUMBER: 2 DATE: g_q s_n5 The project is 65 spaces short of meeting peak weekend parking on-site; however, 53 parking spaces will be available within the City's interim office parking lot on weekends. The City anticipates that most of these spaces will be used by City Hall employees and visitors during the week but will be available for use by movie theater and retail store patrons during the weekends. This will provide a total of 374 spaces on-site, creating a deficiency of 1 parking space based on Atascadero Municipal Code requirements and a deficiency of 12 parking spaces based on peak hour estimates, which is addressed below. A condition has been included that the subsequent map application include easements for reciprocal parking and access throughout the project site (Condition 17). The project applicant has secured an agreement with the adjacent Mid -State Bank property to allow for employee parking. This agreement includes 20 spaces for daily employee parking providing a total of 394 spaces located on-site or designated as project parking within the immediate vicinity. In addition, the applicant has noted that up to 596 off-site parking spaces are potentially available within walking distance of the project site throughout the downtown area and adjacent commercial and office centers. SLOCOG has also provided comments to the circulated Mitigated Negative Declaration related to parking for the project site (see letter Attachment 4). In summary, SLOCOG has made the following recommendations: 1. Reduce parking within the Colony Square project. 2. Charge for on -street parking throughout the downtown area. 3. Reduce vehicular LOS (level of service) standards along adjacent public streets to create a safer environment for pedestrians and a more vibrant downtown. In Conclusion, staff recommends that the Planning Commission approve the parking plan as proposed, consistent with General Plan policies which recognize and support that "parking standards are different from other areas to encourage a development pattern consistent with a historic Downtown". The proposed parking provides shared on- site parking for all proposed uses while maintaining and enhancing a traditional downtown pedestrian design. Residential Parking: Parking for the residential units is proposed in two designated locations on-site. 84 parking spaces are located in a double level parking garage along Capistrano Avenue. Access to the ground level is provided from within the project. Access to the second level is provided off of Capistrano Avenue. 28 designated spaces are provided at the rear of building B. Architecture, Materials, and Color According to the applicant, the project has been designed with a European Italianesque- style architecture that alludes to the grand scale of the civic buildings envisioned by ITEM NUMBER: 2 DATE: R-164).9; E.G. Lewis for the original Colony. The design incorporates elements such as "S" tile roofing, exposed rafter tails, arched porticos and windows, smooth troweled stucco, and decorative iron elements. The project is designed to resemble multiple buildings with individual character defining elements for each storefront while retaining an overall design theme for the project. Materials used throughout the project include brick veneer, precast concrete bases, and various patterns of ceramic tiles as accent features. A variety of awning fabric patterns and colors have been proposed to provide unique character to individual storefronts. All colors and materials have been reviewed by staff and are consistent with Downtown Design Review standards. Building "A", which includes the proposed 10 -screen movie theater, has been designed to incorporate smaller scale retail spaces on the ground floor oriented to the interior parking areas and EI Camino Real. This allows for a larger scale use that maintains a pedestrian -oriented streetscape. All proposed buildings incorporate additional pedestrian features such as stylized awnings, recessed stucco elements, and trellis features. The existing Cowgirl Cafe building will be remodeled to include upgraded design features consistent with the proposed project. Residential entries are recessed from the parking garages, as well as commercial space entrances, creating visual interest providing a visual transition form the public realm to the semi -private residential areas. The upper floor residential units include balconies and balconettes to provide interaction with the commercial uses below. Private laundry service areas are incorporated into each residential unit. Buildings located along Capistrano Avenue are designed to accommodate garage parking for the residences partially tucked below the street level with living quarters visible on the upper two levels. Building A -Theater Building- West Elevation Building C _ Fist Elevations ITEM NUMBER: 2 DATE: 19_1 A_n5 .:r I'" r •tern ., a _J 1. + i i. � �. 1 �,� ■ s=ir � %i 'af i', Buildings A & B - South Elevations - Facing El Camino Real Sign Program A master sign program for the project is included in the Master Plan of Development. Standards related to the number of signs, the materials for signage, and additional stylized signage is included in the Tenant Signage Guidelines. In addition, the movie theater signage will include a marquee and changeable copy signage located above the main theater entrance. A second marquee for the theater will be located at the entry to the project along the EI Camino Real frontage and will be incorporated into the design on the adjacent retail building. Larger or additional signage may be approved for larger tenants will City staff approval. Staff has also added a condition to include a number of the Downtown Sign Design Guidelines in the Master Sign Program (Condition 10). Landscape Design The preliminary Landscape Plan has been designed to preserve and enhance natural site features, including the preservation of existing native oak trees and code -compliant building setbacks from Atascadero Creek. The site includes street trees along all project frontages and landscaping throughout the project site. Interior landscaping includes parking lot, sidewalk, and plaza shade trees. Proposed landscaping materials include native shrubs and accent plants, with riparian trees and shrubs proposed for the creek area. Pedestrian pathways and sidewalks connect the residential units, common open space areas, and commercial uses. In staff's opinion, the proposed landscape plan and palette, as conditioned, meets Atascadero Municipal Code and the Atascadero Downtown Revitalization Plan Downtown Design Guidelines. Historic Granary Trees The existing project site contains four historic "granary trees." The Granary trees are native oak trees that were documented by the original Juan Bautista de Anza expedition of settlers as they passed through the Atascadero area in 1776 on their northbound route to Monterey and ultimately to the port of San Francisco with the intent to establish a presidio and two missions in San Francisco. (Juan Bautista de Anza National Historic ITEM NUMBER: 2 DATE: s:_1 a_nr% Trail Comprehensive Management and Use Plan, 1996) The site has been designed to avoid removal of these historic oak trees. One will be located in the central pedestrian plaza and will serve as a backdrop for the informal stage. Two are located along the Capistrano Avenue frontage and will be accommodated in an open space area adjacent to the residential parking structure. The remaining granary tree is located between the interim City offices and Capistrano Avenue. The tree will be preserved in an open space area. Native Tree Mitigation/Preservation The proposed project includes the removal of two native oak trees and two native sycamore trees. All tree mitigation shall be consistent with the Atascadero Municipal Code (see below). All construction activities will be monitored and mitigated in accordance with the Atascadero Native Tree Ordinance and as specified in the draft Mitigated Negative Declaration. Evergreen Native Trees (inches) Deciduous Native Trees (inches) I Totals dbh notes dbh notes 1 12 -inches 1 36 -inches 2 16 -inches 2 18 -inches 3 3 4 4 5 5 6 6 Total 28 -inches Mitigation Requirement req'd tree replacements Proposed Replanting Total 54 -inches 9 five gal trees req'd tree replacements: 36 five gal trees 0 five gal trees Proposed Replanting 0 five gal trees 0 box trees (24") 0 box trees (24") Remaining Mitigation 9 five gal trees Remaining Mitigation 36 five gal trees Tree Fund Payment: $ 466.67 Tree Fund Payment: $ 1,800.00 Frontage Improvements 82 -inches 45 five gal trees 0 five gal trees 0 box trees (24 45 five gal trees $ 2,266.67 Full frontage improvements will be required along all adjoining public streets. Street trees are proposed along EI Camino Real, Santa Ysabel Avenue, and Capistrano Avenue. ITEM NUMBER: 2 DATE: 19_1 A_n5 Site Drainage The site is located just east of Atascadero Creek. Three sixty-six inch storm drain pipes are already in place at the project site. All water runoff will flow into all existing storm drain facilities. Site drainage will not adversely affect surrounding land or Atascadero Creek. \A/ARtA\A/AtAr Sanitary sewer will be connected to existing sewer facilities on EI Camino Real, Santa Ysabel Avenue, and Capistrano Avenue. The Wastewater Treatment Plant and the City collection system have sufficient capacity to accommodate the anticipated flow. Proposed Uses Based on previous input from the Planning Commission and the public, the applicant is proposing to limit office and service type uses to second floor suites with the exception of building D. Services Commercial uses would be an allowed use and office uses would be a Conditional Use on the ground floor of building D. Office and Service Commercial uses would not be permitted on the ground floor of any other proposed building. Staff has incorporated the following use standards into the conditions of approval (Condition 8) and the below matrix is included in the Master Plan of Development. Allowable Uses Table Use Building D Ground Floor Upper Floors All Buildings Except Building E Ground Floor Upper Floors Retail / Restaurant / Entertainment A A A A Office PC A NA A Service Commcrcial A A NA A Residential NA A NA A Key. A = Allowable Use NA =Not an Allowable UMC =Planning Commission approval required Findings Conditional Use Permit A Conditional Use Permit is required based on the size of the project, the nature of the proposed mixed-use development, and to establish a Master Plan of Development for ITEM NUMBER: 2 DATE: R-164).9; the project site. The proposed Master Plan of Development sets development standards related to architectural design, site design, landscape, signage, and specific development standards required by the zoning ordinance. The Planning Commission must make the following findings to recommend approval of the proposed Master Plan of Development: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use is consistent with the General Commercial designation of the General Plan and General Plan Land Use Element Policy 1.1, 1.1.7, 1.3, 2.1, 2.3, 3.1, 4.1, 4.2, and Housing Element Policy 1.1, 4.3, and 10.1. The proposed development is consistent with the City's "Smart Growth Principles", identified as orderly and efficient infill development concentrated along the EI Camino Real corridor. The project site is within the City's General Commercial Land Use designation, which allows horizontal mixed-use developments with the approval of a Master Plan of Development and a Conditional Use Permit. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment: As conditioned, the project satisfies all Zoning Ordinance and Downtown specific design and development standards. 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 mixed-use development will not be detrimental to the general public or working person's health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The proposed project provides for an in -fill mixed-use development within the Downtown core. The architectural style of the proposed development incorporates traditional Atascadero Colony elements and is consistent with the civic architectural style of the original Colony plan. The project provides a traditional downtown design and provides on-site parking for the proposed uses. The project has been designed to present a pedestrian scaled streetscape along all street frontages and throughout the interior of the project. ITEM NUMBER: 2 DATE: g-11 6405 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan and as proposed by the applicant. 6. The project is consistent with the Atascadero Downtown Revitalization Plan Downtown Design Guidelines. Staff Comment: As analyzed in the staff report, the project is consistent with the General Plan smart growth principles, polices for mixed-use, and appearance review. Tree Removals 1. The project cannot be reasonably designed to avoid the need for tree removal, as certified by a written description 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. Proposed Environmental Determination A Draft Mitigated Negative Declaration was circulated to public agencies and interested members of the public on July 27, 2005. The environmental analysis identified concerns regarding potential impacts to aesthetics, land use and planning, noise, biological resources, traffic, and parking. Mitigation measures pertaining to these resources are included in the draft resolution. During the CEQA review period, staff has received additional information regarding traffic circulation and parking which has been incorporated into the project record. Staff is recommending the Draft Mitigated Negative Declaration traffic/circulation mitigation measures be amended as follows: Mitigation Measure 4.e.3: Trees proposed for removal shall be replaced on site or mitigated per the Atascadero Municipal Code Native Tree Ordinance. The certified arborists report shall be responsible for monitoring the project during all phases of construction through project completion, as follows: ITEM NUMBER: DATE: 8-16-05 (a) A written agreement between the arborist and the developer outlining an arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, and the project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing, root zone fencing trunk protection, and any other precautions shall be installed for inspection during the meeting. (c) As specified by the arborist report and City staff: • Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; • Remove all debris and spoils from the lot cleaning and tree pruning. • In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of % inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. • All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. • No grading or trenching is allowed within the fenced protected area. • Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy of any development phase final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection TRANSPORTATION/TRAFFIC: Mitigation Measure 15.f.1: The project entrance on EI Camino Real shall operate at Level of Service "C" or better during am and pm peak hour traffic flow. The existing driveways across EI Camino Real from the project entrance, Denny's Restaurant and Mid State Bank, shall be incorporated into one driveway that is directly across the entrance, or as otherwise approved by the City Engineer and subject to CUP condition 19. Landscaped medians with turn pockets will be placed on EI Camino Real to control turning movements, subject to the approval of the City Engineer. Traffic signal or other traffic/pedestrian control device may need to be placed at the project entrance in order to achieve Level of Service "C". If required, this device shall be approved by Caltrans and Public Works to be sure it does not conflict with existing traffic control on EI Camino Real. Mitigation Measure 15.f.2: A pedestrian crossing shall be constructed across EI Camino Real. This pedestrian crossing will be designed and constructed to allow pedestrians sufficient time to cross EI Camino Real and provided sufficient site distance and warning for vehicles to stop for the pedestrians. Mitigation Measure 15.f.5: A transit stop shall be incorporated into the project frontage along EI Camino Real designed to City Standards and approved by Atascadero Transit. Staff is recommending that the Planning Commission certify Proposed Mitigated Negative Declaration 2005-0020, as amended. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures an that the modified mitigation measures are equivalent to or better than the originally circulated measures. ITEM NUMBER: 2 DATE: g_q A_n5 Conclusion In staff's opinion, development of the property with vertical mixed -uses, a traditional downtown form, and high quality pedestrian -oriented architecture is consistent with the General Plan and compatible with the surrounding land uses. The project incorporates high quality architectural design, materials, street trees, and landscaping, and incorporates the Atascadero Downtown Design Guidelines into the site and building design. All historic "granary trees" have been preserved on-site and mitigation for the removal of other on-site native trees will be mitigated pursuant to the Atascadero Native Tree Ordinance. As analyzed within the project Initial Study and Draft Mitigated Negative Declaration, the proposed project would have no significant environmental impacts and will not be detrimental to the general public or working person's health, safety, or welfare with all mitigation measures incorporated. Based on staff's analysis in the preceding sections, it appears that all of the required findings for project approval can be made. ALTERNATIVES 1. The Commission may modify the project and/or conditions of approval. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The parcel would retain its designation of Downtown Commercial. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Steve McHarris, Deputy Community Development Director Paul Tabone, Planning Intern ATTACHMENTS: Attachment 1: Location, General Plan, and Zoning Map Attachment 2: Site Aerial Attachment 3: Proposed Mitigated Negative Declaration and Initial Study Attachment 4: SLOCOG response letter dated August 9, 2005 Attachment 5: Draft Resolution 2005-0048 Attachment 6: Draft Resolution 2005-0049 ITEM NUMBER: 2 DATE: R_1a_ns; Attachment 1: Location Map, General Plan and Zoning ff Project Site i ITEM NUMBER: 2 DATE: 8-16-05 Attachment 2: Site Aerial y- I -41 N i, � `•' � Oma} �,,: i Ilk' Project Site b' ; 44 /N• ITEM NUMBER DATE: 8-16-05 Attachment 3: Proposed Mitigated Negative Declaration and Initial Study See following ITEM NUMBER DATE: 8-16-05 Attachment 4: SLOCOG response letter dated August 9, 2005 See following ITEM NUMBER: 2 DATE: R-164).9; ATTACHMENT 5: Draft Resolution PC 2005-0048 Approval of Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2005-0048 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFYING PROPOSED MITIGATED NEGATIVE DECLARATION 2005-0020 PREPARED FOR CONDITIONAL USE PERMIT 2004-0127 AND TENTATIVE TRACT MAP 2005-0071, ON APN 029-361-0189 0209 022 6901, 6905 El Camino Real, 6999 Santa Ysabel Ave. (El Camino Associates) WHEREAS, an application has been received from Owner, El Camino Associates, (143 Beachcomber Dr., Pismo Beach, CA 93449) to consider a residential/commercial mixed-use project consisting of a Conditional Use Permit with a corresponding and Vesting Tentative Tract Map on a 8.14 -acre site located at 6905 El Camino Real (APN 029-361-018, 020, 022 ); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2005-0020 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 August 16, 2005 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, WHEREAS, the Planning Commission has determined that the project will have no significant impacts with project specific mitigation measures incorporated, and with the modification of mitigation measures 4.e.3, 151.1, 15.f.2, and 15.f.5; and, NOW THEREFORE, the Planning Commission of the City of Atascadero, hereby resolves to certify Proposed Mitigated Negative Declaration 2005-0020 based on the following Findings, and as shown in Exhibit A and B: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, 3. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project; and, ITEM NUMBER: 2 DATE: R-1 a_nr% 4. The project will not achieve short-term to the disadvantage of long-term environmental goals; and, 5. The project does not have impacts which are individually limited, but cumulatively considerable; and, 6. The project will not cause substantial adverse effects on human beings either directly or indirectly; and, 7. The added mitigation measure is more effective in mitigating or avoiding potential significant effects, and it will not, in itself, cause any potentially significant effect on the environment. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER DATE: 8-16-05 Exhibit A Proposed Mitigated Negative Declaration 2005-0020 See following ITEM NUMBER: DATE: 8-16-05 Exhibit B Modified Mitigation Measures Mitigation Measure 4.e.3: Trees proposed for removal shall be replaced on site or mitigated per the Atascadero Municipal Code Native Tree Ordinance. The certified arborists report shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (b) A written agreement between the arborist and the developer outlining an arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, and the project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing, root zone fencing trunk protection, and any other precautions shall be installed for inspection during the meeting. (c) As specified by the arborist report and City staff: • Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; • Remove all debris and spoils from the lot cleaning and tree pruning. • In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of % inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. • All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. • No grading or trenching is allowed within the fenced protected area. • Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy of any development phase final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection TRANSPORTATION/TRAFFIC: Mitigation Measure 15.f.1: The project entrance on EI Camino Real shall operate at Level of Service "C" or better during am and pm peak hour traffic flow. The existing driveways across EI Camino Real from the project entrance, Denny's Restaurant and Mid State Bank, shall be incorporated into one driveway that is directly across the entrance, or as otherwise approved by the City Engineer and subject to CUP condition 19. Landscaped medians with turn pockets will be placed on EI Camino Real to control turning movements, subject to the approval of the City Engineer. Traffic signal or other traffic/pedestrian control device may need to be placed at the project entrance in order to achieve Level of Service "C". If required, this device shall be approved by Caltrans and Public Works to be sure it does not conflict with existing traffic control on EI Camino Real. Mitigation Measure 15.f.2: A pedestrian crossing shall be constructed across EI Camino Real. This pedestrian crossing will be designed and constructed to allow pedestrians sufficient time to cross EI Camino Real and provided sufficient site distance and warning for vehicles to stop for the pedestrians. Mitigation Measure 15.f.5: A transit stop shall be incorporated into the project frontage along EI Camino Real designed to City Standards and approved by Atascadero Transit. ITEM NUMBER: 2 DATE: R-164).9; ATTACHMENT 6: Draft Resolution PC 2005-0049 Approval of Conditional Use Permit/Master Plan of Development DRAFT RESOLUTION PC 2005-0049 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2004-0127 ON APN 029-361-0189 0209 022 6901, 6905 El Camino Real, 6999 Santa Ysabel Ave. (El Camino Associates) WHEREAS, an application has been received from Owner, El Camino Associates, (143 Beachcomber Dr., Pismo Beach, CA 93449), and Applicant, R2L Architects, (444 Higuera St., Ste. 201, San Luis Obispo, CA 93401) to consider a residential/commercial mixed-use project consisting of a Conditional Use Permit with a corresponding and Vesting Tentative Tract Map on a 8.14 -acre site located at 6905 El Camino Real (APN 029-361-018, 020, 022 ); and, WHEREAS, the current General Plan Designation is Downtown (D); and, WHEREAS, the current zoning district is Downtown Commercial (DC); and, WHEREAS, a Conditional Use Permit is required for all mixed-use projects in the downtown area and all projects in excess of 10,000 square -feet to establish a Master Plan of Development; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0020 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on August 16, 2005 studied and considered the Conditional Use Permit 2004-0127, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and ITEM NUMBER: 2 DATE: R_16.n5 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); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. 6. The Master Plan of Development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area; 7. The proposed project is consistent with the Atascadero Downtown Revitalization Plan Downtown Design Guidelines; and ITEM NUMBER: 2 DATE: 5-16-n5 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 August 16, 2005, resolved to approve Conditional Use Permit 2004-0127 and associated Tree Removal Permit subject to the following: 1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program 2. EXHIBIT B: Preliminary Grading and Drainage Plan 3. EXHIBIT C: Preliminary Utilities Plan 4. EXHIBIT E: Typical Trash Storage Area Detail 5. EXHIBIT F: Project Summary 6. EXHIBIT G: Cowgirl Cafe Architectural Upgrades 7. EXHIBIT H: Colors and Materials 8. EXHIBIT I: Master Plan of Development: Project Plan Set (Sheets 1 — 21 and Attachment A, B, C-1 through C-5, dated May 27. 2005), R2L Architects ITEM NUMBER: DATE: 8-16-05 Exhibit B: Conditions of Approval/Mitigation Monitoring Program Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This conditional use permit shall be for 67 residential units, 75,230 FM PS square feet of retail/restaurant space, a 10 -screen, 35,000 square foot movie theater, and 17,100 square feet of office space development, parking areas, and landscaping on a 8.14 -acre site as described on the attached exhibits and located on parcel 029-361-018, 020, 22 regardless of owner. 2. The approval of a conditional use permit shall become final and FM PS effective for the purposes of issuing a construction permit or establishing a nonstructural use fourteen (14) days following the Planning Commission approval unless prior to that time an appeal to the decision is filed as set forth in Section 9-1.111(b). 3. The Community Development Department shall have the authority to BP/FM PS, CE approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) BP/FM PS months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. The applicant shall defend, indemnify, and hold harmless the City of Ongoing PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision 6. All subsequent Tentative Map and construction permit applications BP/FM PS, CE shall be consistent with the Master Plan of Development contained herein. 7. All landscaping, special paving treatment, pedestrian furniture, potted plant accents, and public art/water elements shall be constructed and located as shown on the Master Plan of Development (EXHIBIT 1), and shall be subject to staff approval. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 8. Uses shall be restricted as show in Attachment A of the Master Plan of Development (EXHIBIT 1). Office and service commercial uses shall be restricted to the second floor except as noted in the project use matrix. 9. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBIT G, H and I with the following modifications: ■ All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be durable, high quality, and consistent with the architectural appearance. ■ Decorative iron accents as shown on the proposed elevations shall be of high architectural quality. ■ All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures; ■ All utility doors (roll up or otherwise) shall be architectural grade and painted to compliment the color scheme of the buildings. ■ Any proposed exterior street, pedestrian, or building mounted light fixtures shall be of architectural grade and design and shall be compliment the architectural style, subject to staff approval. ■ Stucco siding shall be smooth troweled or similar. No machine finishes will be permitted. ■ Tile roofs shall be architectural grade. 10. In addition to the sign program included in the Master Plan of Development, the following signage standards shall apply: ■ Main business signage shall be a minimum of 20 square feet and a maximum of 50 square feet with the exception of the Movie Theater signage detailed in the Master Plan of Development. Larger signage may be permitted with staff approval. All signage within the project shall require staff approval. ■ One sign shall be permitted for each frontage facing a public street, interior parking area, or public plaza. ■ Business shall be allowed a maximum of two out of the following three sign types: awning, wall mounted, and projecting. Window decals and other pedestrian oriented signage shall be permitted in ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy addition to the aforementioned sign types. ■ Wall signage shall not be placed above the second floor sill unless otherwise approved by staff. • Projecting signs shall be subject to Municipal Code section 9- 15.0005 (Downtown District Sign regulations). 11. All site work, grading, and site improvements shall be consistent with BP/FM PS, BS, CE the Master Plan of Development as shown in EXHIBIT B,C, and I. 12. A final landscape and irrigation plan shall be approved prior to the BP PS, BS issuance of building permits, and as follows: ■ All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. ■ All areas shown on the landscape plan shall be landscaped by the developer prior to the final of any single building permit on-site. ■ Street and parking lot trees shall be minimum 15 -gallon size and double staked. 13. Final selection of colors and materials identified in EXHIBIT H and I GP/BP PS shall be subject to staff approval. 14. Any future development signage shall be architecturally compatible BP PS with the proposed buildings. All future signage shall be subject to the review and approval of planning staff. No signage shall be placed above the first floor roofline. No signage shall be permitted facing the proposed residential uses. 15. An accurate Tree Protection Plan shall be prepared for encroachment GP/BP PS within the drip line of native trees located on or adjacent to the subject parcel. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees designated for preservation. 16. Prior to final map, the applicant shall submit CC&Rs for review and BP PS, BS approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a) Provisions for maintenance, care, and replacement of all common areas including access, parking, utilities, street trees, fencing and landscaping. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy b) Reciprocal access and parking area description. c) A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements or the approved Master Plan of Development prior to the changes being recorded or taking effect. d) Operation and responsibilities for solid waste storage and disposal. e) All signage requirements. 17. A Tentative Tract Map will be required and shall be consistent with all provisions of the Master Plan of Development and conditions contained herein and shall include the following: ■ Reciprocal access and parking easements shown on the face of the map over common shared areas (exclusive of designated residential parking facilities). 18. Approval of this permit shall include the removal of 4 Native Trees, totaling 82 inches dbh. The applicant shall be required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance City Engineer Conditions PROJECT SPECIFIC CONDITIONS Public Improvements (Prosect Frontage): 19. EI Camino Real. The existing curb gutter and sidewalk along the BP, GP CE project frontage shall be replaced with materials and furniture from the approved "Atascadero Streetscape" material and furniture. This will include pavers and colored concrete sidewalk, street trees and grates, benches, street lights, garbage cans and recycle containers. Storm water. Currently storm water enters the site from the main driveway on EI Camino Real in an uncontrolled fashion. This storm water shall be collected in a storm drain inlet and drained to Atascadero Creek. This can be accomplished in EI Camino Real or through the project site. Transit stop. An Atascadero Transit bus stop shall be constructed at the project frontage and shall include a shelter, bench and trash receptacle. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Passenger Loading. A passenger loading zone will be constructed along the project frontage. This loading zone will not conflict with the transit stop. Medians. Landscaped medians shall be constructed in EI Camino Real along the entire project frontage per the "Atascadero Streetscape" standards. No more than one opening, at the project driveway, shall be permitted. The location of the median and turn pockets shall be reconciled with the below condition for "driveway closure", subject to the approval of the City Engineer. The plants, material and irrigation system shall be approved by the Public Works Operations Division. Driveway Closure. The project proposes to close a driveway across EL Camino Real (Denny's) and to incorporate it with another driveway (Mid State Bank) to improve traffic circulation and safety through the construction of a center median in EI Camino Real. Approval from both businesses must be obtained to complete this work. If the approval is not gained the project entrance must be redesigned to provide a safe and properly operating project entrance, subject to the approval of the City Engineer. EI Camino real shall maintain a LOS C. Crosswalk. This project proposes a mid -block crosswalk at the project entrance on EI Camino Real. This crosswalk must be designed by a Civil Engineer with experience in pedestrian crossing design. Consideration in the design shall be given for site distance, vehicle volume and speed, road width, pedestrian refuge, and other considerations. If the crosswalk can not be designed to provide pedestrian crossing that will meet acceptable standards, the crosswalk will not be allowed. Street repair. All trenches cuts or work in the asphalt surface shall be repaired to Public Works Standards. All cuts will be saw cut square and even. Small groups of cuts will not be allowed. The repair shall provide a final smooth driving surface. 20. Santa Ysabel Ave (SR 41) and Capistrano Ave. All existing sidewalk, BP, GP CE curbs and gutter and curb ramps shall be smooth, even with out uplifting or major cracks. Any facility not meeting this condition shall be replaced. Public Improvement plans shall be submitted detailing the design. 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. Any work on State ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Route 41/Santa Ysabel Ave shall be approved by Caltrans. Public Works Improvements (On Site): 22. All on site public works improvements will meet City of Atascadero BP, GP CE Standards. This includes driveways, sidewalks, parking, drainage, landscaping, lighting, and other public works facilities. 23. The applicant shall make a good faith effort to connect to the adjacent FM CE bank parking lot and eliminate the existing bank driveway that accesses Santa Ysabel Ave/SR 41. The applicant shall document such good faith efforts and present all documentation of such to the City Engineer who may waive the requirement. Atascadero Creek Pedestrian Bridge and trail: BP, GP CE 24. A pedestrian bridge across Atascadero Creek is proposed with this BP, GP CE project and has been planned by the City of Atascadero Redevelopment Agency. The City is working on the design and environmental approval of the bridge. This project is using the bridge for access. This project shall share in the cost to construct the pedestrian bridge. Drainage: 25. This project proposes to convey all storm water to Atascadero Creek BP, GP WW in two existing culvert systems. One is an existing 12 inch storm drain and the other is (3) 60 inch storm drains. 26. Drainage calculation. Drainage calculations shall be produced BP, GP WW considering all areas tributary to this property. These calculations shall be in conformance the City of Atascadero Engineering Standards. Submit calculations to support the design of any structures or pipes. 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. 27. A Storm Water Pollution Prevention Plan shall be produced and BP, GP WW approved by the Regional Water Quality Control Board and the City of Atascadero. These plans shall recommend mitigation measure during and after construction to eliminate point and non point source pollution into Atascadero Creek. A filter system, mechanical or non, shall be installed with this project. This system shall comply with the intent of National Pollution Discharge Elimination System, Phase 11 ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy requirements. 28. Obtain approval by the City Engineer of the grading & drainage plan BP, GP WW and the storm drain design & facilities. 29. Acquire drainage easements where needed. Drainage shall cross lot BP, GP CE lines only where a drainage easement has been provided 30. Concentrated drainage from off-site areas shall be conveyed across BP, GP CE the project site in drainage easements Wastewater: 31. Drainage piping serving fixtures which have flood level rims located BP, GP CE below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve Fixtures above such elevation shall not discharge through the backwater valve 32. All sewer main taps will be done by the City of Atascadero. The BP, GP CE developers shall pay a sewer tap fee 33. Sewer connection permit shall be issued separately (from building BP, GP CE permit) after public sewer extension has been completed and has received a satisfactory final Public Works inspection. Final project inspection shall be contingent upon completion of the public sewer extension and Public Works final inspection Solid Waste Conditions: 34. Atascadero Waste Alternative shall approve the location, size and BP, GP CE design of all solid waste facilities. The facilities shall include room for recycling and green waste containers. The location of the facilities will take into account the collection of the solid waste STANDARD CONDITIONS 35. The applicant shall enter into a Plan Check & Inspection agreement BP, GP CE with the City. 36. The applicant shall be responsible for the protection, relocation and/or FM CE alteration of existing utilities. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 37. The applicant shall install all new utilities (water, gas, electric, cable TV FM CE and telephone) underground. 38. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 39. 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. 40. Prior to the final inspection, all outstanding plan check and inspection BP, GP CE fees shall be paid. 41. Prior to the final inspection, the applicant shall submit a written FM CE statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans and the Uniform Building Code (UBC). Atascadero Mutual Water Company 42. Before the issuance of building permits, the applicant shall submit GP, BP CE 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. 43. Before issuance of building permits, the applicant shall obtain a GP, BP CE "Will Serve" letter from AMWC for the newly created lots within the subdivision. Issuance of the will serve letter will be dependent on the review and approval of Landscape and Irrigation plans for the project. 44. The water mains required to serve the project shall be laid out in a GP, BP CE grid or looped pattern and shall connect to the existing water mains system in EI Camino Real, Morro Rd. and Santa Ysabel Ave. 45. The applicant shall provide AMWC with easements for those water GP, BP CE facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 46. The applicant shall submit a hydraulic analysis with the first plan GP, BP CE check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 47. The applicant shall obtain a separate landscape -irrigation meter(s) GP, BP CE from AMWC for the common areas within the project. Mitigation Measures AESTHETICS: BP PS, BS, CE 1.c.1 Mitigation Measure 1.c.1: The following landscape mitigations shall apply: ■ The project shall include landscaping of all common areas, including slopes, streetscapes, parking lot shade trees and street trees. ■ The project shall include entryway feature landscaping and multi -family common area landscaping. ■ All proposed on-site trees shall be 15 -gallon minimum size, double - staked. Street and parking lot trees shall be selected to provide shade over paved areas and pedestrian pathways to reduce urban heat buildup, improve air quality, and provide visual unity to the streetscape. ■ Common area and public outdoor furniture, lighting fixtures, trash receptacles, and signage shall be of architectural quality and durability. Mitigation Measure 1.c.2: The proposed development shall include the use BP PS, BS, CE 1.c.2 of paint and roof colors designed to compliment the architectural theme and reduce the potential for reflected light and glare. Mitigation Measure 1.c.3: Directional signage shall be incorporated into the BP PS, BS, CE 1.c.3 project in style and compatibility with the proposed project. Any sign lighting shall be low-level external lighting. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 1.d.1: On-site street and parking lot lighting shall be BP PS, BS, CE 1.d.1 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. Pedestrian luminaire pole heights shall not exceed 12 feet in height, and all street and parking lot lighting shall not exceed 16 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and shall otherwise be within a range of 0.6 foot candle minimum to 1.0 maximum. Fixtures shall be shield cut-off type and compatible with downtown setting, subject to staff approval. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Mitigation Monitoring Program Colony Square Mixed Use Conditional Use Permit/ Master Plan of Development Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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: Each development phase shall be conditioned to BP, GP PS, BS, CE 3.1b comply with all applicable District regulations pertaining to the control of construction equipment exhaust emissions and fugitive dust (PM -10) emissions from construction activities as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ All on and off-road diesel equipment shall not be allowed to idle for more than 5 minutes. Signs shall be posted in the designated queuing areas to remind drivers and operators of the 5 minute idling limit. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). The determination of the quantity and type of diesel emission control devices that are appropriate for the project must be performed in consultation with APCD staff three months prior the start of the construction phase. Some consideration will include: amount of cut & fill, age of fleet, project duration and proximity to sensitive receptors. The APCD is concerned about the proximity of this redevelopment project to sensitive receptors such as Atascadero Junior High School. Sensitive receptors may be a consideration in the APCD's decisions regarding the appropriate mitigation for the construction phase diesel emissions. Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Mitigation Monitoring Program Colony Square Mixed Use Conditional Use Permit/ Master Plan of Development Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Section 6.5: Fugitive PM10 ll PS, BS, CE 3.1b All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment before leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 3.b.2: Demolition Activities BP, GP PS,BS, APCD 3.b.2 The project referral indicated that there are existing structures on the proposed site that will be demolished. Demolition activities can have potential negative air quality impacts, including issues surrounding proper handling, demolition, and disposal of asbestos containing material (ACM). Asbestos containing materials could be encountered during demolition or remodeling of existing buildings. Asbestos can also be found in utility pipes/pipelines (transite pipes or insulation on pipes). If utility pipelines are scheduled for removal or relocation; or building(s) are removed or renovated this project may be subject to various regulatory jurisdictions, including the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include but are not limited to: 1) notification requirements to the District, 2) asbestos survey conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements of identified ACM. Please contact Tim Fuhs of the Enforcement Division at 781-5912 for further information. Mitigation Measure 3.b.3: Naturally Occurring Asbestos BP, GP PS,BS, APCD 3.b.3 The project site is located in a candidate area for Naturally Occurring Asbestos (NOA), which has been identified as a toxic air contaminant by the California Air Resources Board (ARB). Under the ARB 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 NOA is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District (see Attachment 1). 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. Please refer to the APCD web page at http://www.slocleanair.org/business/asbestos.asp for more information or contact Tim Fuhs of our Enforcement Division at 781-5912. Mitigation Measure 3.b.4: Construction Phase Permitting BP, GP BS, PS, CE, 3.b.4 Portable equipment, 50 horsepower (hp) or greater, used during APCD construction activities may require California statewide portable equipment registration (issued by the California Air Resources Board) or a District permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive. • Portable generators (50 hp or greater) • Concrete batch plants • Rock and pavement crushing • Tub grinders 0 Trommel screen ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 3.b.5 BP, GP BS, PS, CE, Ill Provide Transit bus stop and transit stop enhancements to serve project APCD site. Mitigation Measure 3.b.6 BP, GP BS, PS, CE, Ill Provide incentives to employees to ca rpool/va n pool, take public APCD transportation, telecommute, walk, bike, etc by implementing the Transportation Choices Program. The applicant should Contact SLO Regional Rideshare at 541-2277 to receive free consulting services on how to start and maintain a program. Mitigation Measure 3.b.7 BP, GP BS, PS, CE, 3.b.7 Provide pedestrian signage and signalization to improve pedestrian safety APCD Mitigation Measure 3.b.8 BP, GP BS, PS, CE, Ill Provide continuous pedestrian walkways separated from the roadway by APCD landscaping and on street parking, as feasible. Mitigation Measure 3.b.9 BP, GP, BS, PS, CE, 3.16.9 Implement on-site circulation design element in parking lots to reduce APCD vehicle queuing and improve the pedestrian and bicycle environment Mitigation Measure 3.b.10 BP, GP BS, PS, CE, 3.b.10 Provide engineered connections between the project and the existing APCD network of bicycle routes/paths, as feasible. Mitigation Measure 3.b.11 BP, GP BS, PS, CE, Ill Provide on-site long and short term secure bicycle parking for residential APCD and commercial elements of the project. Mitigation Measure 3.b.12 BP, GP BS, PS, CE, 3.b.12 Include internal wiring/cable in dwelling units and office buildings that APCD enables multiple points where telecommuting, telelearning and teleconferencing can occur simultaneously. Mitigation Measure 3.b.13 BP, GP PS, BS, CE, 3.1l Increase the building energy efficiency rating by 10% above what is required APCD by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall, or floor insulation, installing double pane windows, using efficient interior lighting, etc.). Mitigation Measure 3.b.14 BP, GP PS, BS, CE, 3.b.14 Provide outdoor electrical outlets to encourage the use of electric appliances APCD and tools. Mitigation Measure 3.b.15 BP, GP PS, BS, CE, Ill Use built-in energy efficient appliances. APCD ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 3.b.16 BP, GP PS, BS, CE, Ill Use low energy parking lot and street lights. APCD BP, GP PS, BS, CE, Ill Mitigation Measure 3.b.17 APCD The following uses could be problematic if residential quarters are included in the same building and are not recommended by APCD: • Nail Salons • Dry-cleaners • Coffee Roasters • Gasoline Stations • Furniture refurbishing/refinishing • Any type of Spray Paint Operation BIOLOGICAL RESOURCES: BP, GP PS, BS 4.e.1 Mitigation Measure: 4.e.1: The Precise Grading Plan shall identify tree protection fencing around the dripline of each existing on-site tree identified for retention within 20 feet of construction activity. Mitigation Measure 4.e.2: The building permit site plan shall identify all BP, GP PS, BS 4.e.2 protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan which shall be submitted prior to permit issuance. Tree protection fencing shall be installed at the locations identified in the Tree Protection Plan and/or as recommended by the project arborist. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Mitigation Monitoring Program Colony Square Mixed Use Conditional Use Permit/ Master Plan of Development Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 4.e.3: Trees proposed for removal shall be replaced on BP, GP PS, BS 4.e.3 site or mitigated per the Atascadero Municipal Code Native Tree Ordinance. The certified arborists report shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (c) A written agreement between the arborist and the developer outlining an arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, and the project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing, root zone fencing trunk protection, and any other precautions shall be installed for inspection during the meeting. (c) As specified by the arborist report and City staff: • Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; • Remove all debris and spoils from the lot cleaning and tree pruning. • In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of 3/4 inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. • All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. • No grading or trenching is allowed within the fenced protected area. • Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy of any development phase final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 4.e.4: Grading and excavation work shall be consistent BP,GP PS,BS 4.e.4 with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal GEOLOGY AND SOILS: GP PS, BS, CE 6.b.1 Mitigation Measure 6.b.1: The Building Permit Application plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.b.2: All cut and fill slopes shall be treated with an GP PS, BS, CE 6.11l appropriate erosion control method (erosion control blanket, hydro -mulch, or straw mulch appropriately anchored) immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean up of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 6.c.d.1: A site-specific soils report shall be required to BP, GP PS, BS, CE 6.c.d.1 be submitted with a future building permit by the community development department. The building plans will be required to follow the recommendations of the soils report to assure safety for occupants and buildings. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy HYDROLOGY AND WATER QUALITY: TO, FI PS, BS, FD 8.e.f.1 Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted by the applicant and reviewed 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 RWQCD and the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that GP PS, BS, CE 8e.f.2 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 8.e.1: The proposed storm drain system, including the GP PS, BS, CE 8.e.1 on-site drainage basins, shall be designed per the City of Atascadero Engineering standards, subject to review and approval of the City Engineer. NOISE: GP, BP PS, BS, CE 11.a.b.1 Mitigation Measure 11.a.b.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation. Failure to comply with the noise ordinance may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director, and in addition to penalties identified in the Ordinance. TRANSPORTATION/TRAFFIC: BP, CE PS, BS, CE 15.f.1 Mitigation Measure 15.f.1: The project entrance on EI Camino Real shall operate at Level of Service "C" or better during am and pm peak hour traffic flow. The existing driveways across EI Camino Real from the project entrance, Denny's Restaurant and Mid State Bank, shall be incorporated into one driveway that is directly across the entrance, or as otherwise approved by the City Engineer and subject to CUP condition 19. Landscaped medians with turn pockets will be placed on EI Camino Real to control turning movements, subject to the approval of the City Engineer. Traffic signal or other traffic/pedestrian control device may need to be placed at the project entrance in order to achieve Level of Service "C". If required, this device shall be approved by Caltrans and Public Works to be sure it does not conflict with existing traffic control on EI Camino Real. ITEM NUMBER: DATE: 8-16-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Colony Square Mixed Use License FD: Fire Department Conditional Use Permit/ Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 15.f.2: A pedestrian crossing shall be constructed BP, CE PS, BS, CE 15.f.2 across EI Camino Real. This pedestrian crossing will be designed and constructed to allow pedestrians sufficient time to cross EI Camino Real and provided sufficient site distance and warning for vehicles to stop for the pedestrians. Mitigation Measure 15.f.4: The intersection of Capistrano, Lewis Avenue BP, CE PS, BS, CE 15JA and the project entrance shall be a 4 way stop with crosswalks. Mitigation Measure 15.f.5: A transit stop shall be incorporated into the BP, CE PS, BS, CE 15.f.5 project frontage along EI Camino Real designed to City Standards and approved by Atascadero Transit. Mitigation Measure 15.f.6: Passenger drop off zone will be incorporated into BP, CE PS, BS, CE 15.f.6 the project frontage on EI Camino Real. This drop off zone will not conflict with the transit stop. BP, CE PS, BS, CE 15.f.7 Mitigation Measure 15.f.7: The interior circulation system shall allow vehicles to access to the 3 project driveways with clear and unobstructed travel. The parking lot and parking spaces shall be designed per the Municipal Code 9-4. Parking spaces shall be set back far enough from the project entrances to allow vehicles to enter the site without having to wait on the City street for vehicles backing out of parking spaces. BP, CE PS, BS, CE 15.f.8 Mitigation Measure 15.f.8: The project applicant shall acquire one or more written legal parking agreements with property owners of adjacent or nearby parking sites for an amount to satisfy maximum peak parking demands (as identified in Table B) during the any day of the week . The parking agreement shall be approved by the City prior to issuance of building permit. ITEM NUMBER: 2 DATE: 8-16-05 Exhibit B: Preliminary Grading Plan I� I ,,moi Exhibit B: Preliminary Utilities Plan 0 Q PRELIMINARY 1 M UTILITY PLAN r� VESTING TENTATIVE TRACT 2733 vvA�. AV rrn eoxoarexmuws EXHIBIT C: Vesting Tentative Tract Map 1wY A 1. __ i �fiF -z' =mr.r ".ewe cmc em r . F � .� N ---------------- LEGM --��a PROPOSED CONDITIONS VESTING TENTATIVE TRACT 2733 ��� //JJ roawwmAnmuw�s EXHIBIT E: Typical Trash Room Plan Typical Trash Room Plan Trach room sizes anti configuratiOn will %2ntkjx.-n&lu'�g(xi kK-.Ux'M1, required capacity, and tv� Retailsbol, Recad.Simp Ll EXHIBIT F: Project Narrative Description Project Narrative Description Creek Setback- The project will dedicate a S fixot wide zone along the Creek to the City for inclusion into the future creek walk and bridge project. proposed building 'C' will be setback a minimum of ten feet from the creek dedication. The existing property linc is approximately at the top of creek bank. The combined dedication and building setback result in a minimum 35 fixot top of bank setback. Oak Tree Protection- The two historic Granary Trak trees will be preserved and protected on the site. Duc to the age and health of the trccs, special measures to improve and maintain growing conditions are prolxr ed: - The existing pavement and I),te will be removed out to the canopy line or greater and permanent soil aeration vent pipes installed in the drip lite. - Approximately 75 "'o of the canopy irea will not have paying. The paying within the canopy will be permeable payers. - Bosh runoff and irrigation water will be strictly limited around the tree base and canopy arca. - Safety pruning to remove dead wood will be performed. - The trees will have long term monitoring by a qualified arborist to check structural health for safety, inspect for disease and evaluate and recommend appropriate water and fertilizer applications. Native Tree Replacement- Approximately tato native oaks and two native sycamores will be removed as part of the project. 'These native trees will be replaced as 15 gallon size trees at a 4:1 ratio (or as determined by application of the City Native 1'ree Ordinance based on sire of tree to be removed) and planted within the top of b:uak enc in the creek dedication and on the City property along the creek to enhance the riparian corridor. Water Quality -The project storm water runoff will be conveyed to conventional pollutant filter devices prior to discharge into the City storm drain system. Visual Quality - The project Will include street pole lights to match the adopted City downtown standard. Light futures mounted on the buildings at exits and other needed security prints shall be shielded d(mm-directed fixtures. Ornamental fixtures mounted on the buildings in pedestrian / traffic areas will be indirect and /or down -directed to the extent practical. Trash & Recycling- BuildingN will contain d,--VLttcd trash rooms designed to accommodate the unique trash and recycling requirements of each building. Project trash container arras will be recessed into the buildings and closed off with roll up doors. No free standing trash enclosures arc proposed. Whenever possible trash rooms will be located at the rear of buildings and in locations that will not interfere with the friendly pedestrian character of this project. :1 typical trash room is shown in tate drawing to the left. Preliminary trash locations arc identified on the project site plan. Phasing - Demolition, site work, and construction of each new building will be coordinatedso that there will be a continuous construction schedule. Various clemLtus of the project may be completed at different times, but there will not be a break in construction until the entire proposed project it built out. Signage and City Hall Visisibility - The architect and owner of Colony Square will work closely with the city to provide an attractive and effective signage program designed to provide visibility for the Atascadero City 1 lall building. Also, the underlying site desigm of C olny Square makes the City I lall one of the centerpieces of the project. The City I [all Building will terminate a visual axis from the new theater and across tlac new town square. This prominent location within the project will make this building highly visible. EXHIBIT G: Cowgirl Cafe Architectural Upgrades Rear Elevation - After Right Side Elevation - After l�i Left Side Elevation - After Front Elevation - Before .a .E m tarn Eny 7uw+r [mG of Nrw 6Lvaw Annirq 91 \Mvl Front Elevation - After Partial Site Plan Schematic Elevations & Site Plan SCALE o ,[ zo v� EXHIBIT H: Colors and Materials Wk IL Wk 'Fd, I 'A-Mb—A." I' Pl— T P,1. Cky T& P_ -Y Ri CUYT& A- A—, 'AS d— A -.,.,z • TO Com vsBrun 'CPS' C.-'. P 0 0 '11A* P- 8— 'SF ilk- P.W1 . no. P6- EXHIBIT I: Project Plan Set, Courtesy of R21- Architects