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HomeMy WebLinkAboutPC_2005-10-04_AgendaPacketCALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting October 4, 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) COMMUNITY DEVELOPMENT STAFF REPORTS City of Atascadero Planning Commission Agenda PUBLIC HEARINGS Regular Meeting October 4, 2005 Page 2 of 6 (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).) 1. CONDITIONAL USE PERMIT 2000-0022 RECONSIDERATION TO BE CONTINUED TO OCTOBER 18, 2005 Owner: Jimmie D. Shores, P O Box 216, Atascadero, CA 93423 Project Title: San Anselmo Carwash - Reconsideration of Conditional Use Permit 2000-0022. Project 6125 San Anselmo Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-225-024 Project The proposed project is a reconsideration of an approved Conditional Use Permit to allow for an additional Description: ingress/egress on San Anselmo near the northwest corner of the site. The ingress/egress request includes Description: installation of a berm median that limits movement to right turns only. Proposed General Plan Designation: GC (General Commercial) Environmental Zoning District: (CT) Commercial Tourist Proposed CEQA Categorical Exemption Section 15301 — Existing Facilities. Environmental Determination: 2. CONDITIONAL USE PERMIT 2004-0137 AMENDMENT Applicant & Ted Jacobson, 5806 Traffic Way, Atascadero, CA 93422 Owner: Judy Jacobson, c/o Ted Jacobson, 5806 Traffic Way, Atascadero, CA 93422 Project Title: Conditional Use Permit 2004-0137 Amendment Project 9700 El Camino Real, Atascadero, CA 93422 Location: APN 056-081-032 Project A request to amend the previously approved Master Plan of Development to include a larger pad for future Description: construction and modified parking lot circulation. Proposed In substantial conformance with previously certified Mitigated Negative Declaration and Initial Study Environmental 2005-0022. Determination: City of Atascadero Planning Commission Agenda Regular Meeting October 4, 2005 Page 3 of 6 3. TENTATIVE PARCEL MAP 2005-0069,8585 SAN RAFAEL ROAD Applicant & David Graves, 4155 Carrizo Road, Atascadero, CA 93422 Owner: Tentative Parcel Map 2005-0070 Project Title: Tentative Parcel Map 2005-0069 Project 8585 San Rafael Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 056-361-001 Project A proposed subdivision of an existing 5.36 gross acre lot into two individual parcels of 2.50 and 2.86 gross Description: acres. The site currently contains a single-family residence with a detached shop/garage that will remain on proposed Parcel 1, allowing the new lot to be developed as a single-family residence. The lot split will be in a "flag" lot configuration with Parcel l gaining access from San Rafael Rd. through a 24' driveway. The Proposed existing site consists of gentle slopes with a blue -line creek crossing the proposed Parcel 1 from south to north. Environmental Proposed Parcel 2 is currently an open grass pasture. Onsite septic will serve the property with relocation of Determination: the existing leach field. Water is available from Atascadero Mutual Water Company. General Plan Designation: Rural Estate (RE) Zoning District: Residential Suburban (RS) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Community Determination: Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 4. TENTATIVE PARCEL MAP 2005-0070,5750 ROSARIO TO BE CONTINUED Owner: David Graves, 4155 Carrizo Road, Atascadero, CA 93422 Project Title: Tentative Parcel Map 2005-0070 Project 5750 Rosario Avenue, Atascadero, CA 93422 Location: APN 029-321-015 Project A request to establish three airspace condominium units on an existing lot of record. The existing Description: structures on the property are to be demolished prior to the proposed development of three detached dwelling units, approximately 1,200 square feet each. No native trees will be removed. General Plan Designation: Multi Family Residential - 10 (RMF -10) Zoning District: Medium Density Residential (MDR) Proposed The project qualifies for a Categorical Exemption per CEQA Section 15315: Minor Land Divisions. Environmental Determination: City of Atascadero Planning Commission Agenda 5. TENTATIVE TRACT MAP 2005-0071, COLONY SQUARE Regular Meeting October 4, 2005 Page 4 of 6 Applicant: R2L Architects, Robert Richmond, 444 Higuera Street, Ste. 201, San Luis Obispo, CA 93401 Owner: El Camino Associates, 143 Beachcomber Drive, Pismo Beach, CA 93449 Project Title: Tentative Tract Map 2005-0071 Project 6901 and 6905 El Camino Real, 6999 Santa Ysabel Ave. Location: APN 029-361-018, 020, 022 Location: (San Luis Obispo County) Project Tentative Tract Map for lot reconfiguration and commercial and residential condos consistent with the Description: Colony Square Master Plan of Development. Proposed Reviewed under Certified Negative Declaration 2005-0020 Environmental property and water is available from Atascadero Mutual Water Company. Determination: General Plan Designation: Single Family Residential (SFR -Y) 6. TENTATIVE PARCEL MAP 2005-0072,5155 ESCARPA AVE. TO BE CONTINUED Applicant: Barak Miles, 5255 Traffic Way, Ste. 104, Atascadero, CA 93422 Owners: Jeff Hansen, P O Box 1710, Atascadero, CA 93423 Barak Miles, 5255 Traffic Way, Ste. 104, Atascadero CA 93422 Project Title: Tentative Parcel Map 2005-0072 Project 5155 Escarpa Ave., Atascadero, CA 93422 Location: (San Luis Obispo County) APN 029-161-008 Project A proposed subdivision of an existing 3.37 gross acre lot into three individual parcels of 1.01, 1. 15, and 1.21 Description: gross acres. The site is currently contains a single-family residence that will remain on proposed parcel 1. The parcels consist of moderate to steep slopes and contain native trees and vegetation. Onsite septic will serve the property and water is available from Atascadero Mutual Water Company. General Plan Designation: Single Family Residential (SFR -Y) Zoning District: Residential Single Family (RSF-Y) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Community Determination: Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT City of Atascadero Planning Commission Agenda Regular Meeting October 4, 2005 Page 5 of 6 ADJOURNMENT The next regular meeting of the Planning Commission will be on October 18, 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 October 4, 2005 Page 6 of 6 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). ITEM NUMBER DATE: 10-4-05 TO BE CONTINUTED TO THE OCTOBER 18, 2005 PLANNING COMMISSION HEARING RECONSIDERATION OF CUP 2000-0022, 6125 SAN ANSELMO ROAD TOURIST COMMERCIAL PROJECT. Owner: Jimmie D. Shores, P O Box 216, Atascadero, CA 93423 Project Title: San Anselmo Carwash - Reconsideration of Conditional Use Permit 2000-0022. Project 6125 San Anselmo Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-225-024 Project The proposed project is a reconsideration of an approved Conditional Use Permit to allow for an additional Description: ingress/egress on San Anselmo near the northwest corner of the site. The ingress/egress request includes installation of a berm median that limits movement to right turns only. General Plan Designation: GC (General Commercial) Zoning District: (CT) Commercial Tourist Proposed CEQA Categorical Exemption Section 15301 — Existing Facilities. Environmental Determination: \\Cityhall\cdvlpmnt\- CUP - Conditional Use Permits\CUP 00\CUP 2000-0022 Gearhart San Anselmo Site\CUP Reconsideration\TO BE CONTINUED 10- 1 8-05.am.doc City of Atascadero Planning Commission Minutes Regular Meeting May 20, 2003 Page 2 of 2 ITEM NUMBER: 2 DATE: 10-4-05 Atascadero Planning Commission Staff Report - Community Development Department 9700 EI Camino Real Master Plan of Development Amendment (CUP 2004-0137) (Jacobson) SUBJECT: The proposed amendment consists of request to modify the approved Master Plan of Development for an infill commercial development at 9700 EI Camino Real. The site is currently vacant. RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2005-0080 approving the proposed amendment to Conditional Use Permit 2004-0137 (Master Plan of Development) based on findings and subject to Conditions of Approval and Mitigation Monitoring. SITUATION AND FACTS: 1. Applicant / Representative: Ted Jacobson, 5806 Traffic Way, Atascadero, CA 93422 2. Project Address: 9700 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-081-032 3. General Plan Designation: General Commercial (GC) 4. Zoning District: Commercial Tourist (CT) 5. Site Area: 1.715 acres 6. Existing Use: Vacant 7. Environmental Status: Consistent with certified Mitigated Negative Declaration 2005-0022 DISCUSSION: Background On May 17, 2005, the Planning Commission approved a Master Plan of Development on the project site consisting of the main building along the EI Camino Real frontage and two smaller 5,000 square foot building pads toward the rear of the site. Surrounding Land Use and Setting: North: Commercial Professional South: Commercial Professional East: Residential Single-family West: Commercial Professional The project site is within the General Commercial General Plan land use designation and is zoned Commercial Tourist, which allows for the establishment of a commercial development in excess of 10,000 square feet with the approval of a Conditional Use Permit to establish a Master Plan of Development. Directly to the south is the Post Office with commercial property to the north. Across EI Camino Real is property zoned for, and developed with, multi -family uses. To the west is the 101 freeway. Project Definition The proposed project consists of an amendment to a previously approved infill commercial/office development located on EI Camino Real adjacent to the existing post office. The revised Master Plan of Development includes a phased building plan with the main building and landscaping proposed for construction during the first phase and one future building pad to be constructed consistent with the main building architecture at a later date. The requested amendment includes the following site modifications: ■ Parking located along the EI Camino Real frontage ■ Elimination of one driveway along EI Camino Real ■ Consolidation of future phases to one larger building pad ■ Acquisition of a portion of the adjacent Post Office property to allow expanded parking and landscaping Appearance Review Site Design The proposed site modification allows for more efficient access off of EI Camino Real with reduced turning conflicts with the adjacent post office due to the elimination of one of the previously request driveway locations. In addition, the applicant has widened parking lot drive aisles to provide for two way traffic throughout a majority of the site. Inclusion of portions of the post office property provides additional landscaping along the site perimeter. He applicant is requesting that additional parking be located along the EI Camino Real frontage. A XX -foot landscape strip is proposed between the street and the proposed parking area. Based on the proposed building size, 100 parking spaces are required for the project site. The applicant is proposing 107 spaces. The proposed parking scenario allows for all office uses and retail uses on site. Staff has conditioned that the parking lot landscape fingers be widened to allow for shade trees (Condition 10). Architecture, Materials, Color The main building is proposed to remain as previously approved. Staff has conditioned that the future building incorporate similar elements (Condition 8). No modifications to the previously approved sign program are proposed. Elevations Iron railing Gridded recessed .; •.T windows •r a: O ECR Elevation Tile roof Tile accent band Native Tree Mitiaation/Preservation One additional native tree removal will be required based on the revised site plan. The modified tree mitigation is shown below. The additional removals are highlighted below. Evergreen Native Trees (inches) Mitigation Requirement Deciduous Native Trees (inches) I Totals dbh notes 1 2 3 20 Total 0 -inches req'd tree replacements: 43 five gal trees req'd tree replacements: 0 five gal trees Tree Fund Payment: $ 2,166.67 Tree Fund Payment: $ $ 130 -inches 43 five gal trees 166.67 A condition of approval has been included requiring that the applicant pay mitigation fees into the Tree Replacement Fund or provide equivalent re -plantings on site, as required by the Atascadero Native Tree Ordinance (Condition 11). General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". In staff's opinion the proposed infill commercial project is consistent with the goals and policies of the Land Use Element. The project will provide 30,000 square feet of commercial space on an existing vacant lot. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding commercial corridor and consistent with the General Plan's appearance review requirements. dbh notes 1 36 -inches 2 36 -inches 3 22 -inches 4 12 -inches 5 24 -inches Total 130 -inches Mitigation Requirement Deciduous Native Trees (inches) I Totals dbh notes 1 2 3 20 Total 0 -inches req'd tree replacements: 43 five gal trees req'd tree replacements: 0 five gal trees Tree Fund Payment: $ 2,166.67 Tree Fund Payment: $ $ 130 -inches 43 five gal trees 166.67 A condition of approval has been included requiring that the applicant pay mitigation fees into the Tree Replacement Fund or provide equivalent re -plantings on site, as required by the Atascadero Native Tree Ordinance (Condition 11). General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". In staff's opinion the proposed infill commercial project is consistent with the goals and policies of the Land Use Element. The project will provide 30,000 square feet of commercial space on an existing vacant lot. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding commercial corridor and consistent with the General Plan's appearance review requirements. Findings Conditional Use Permit A Conditional Use Permit is required for all commercial development in excess of 10,000 square feet. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as architectural design, site design, landscape, signage, and specific standards of the zoning ordinance. The Planning Commission must make the following five findings to approve a Conditional Use Permit: 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 1.1.7 and 2.1. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the Planned Development Ordinance. Staff Comment: As conditioned, the project satisfies all conditional use permit and Planned Development zoning code provisions for a commercial development. 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 commercial development will not be detrimental to the general public or working persons health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to enhance the appearance along EI Camino Real with high quality architecture and project landscaping. The project site has been designed with the buildings oriented to the street frontage with parking to the rear, providing a pedestrian oriented development. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Conditional Use Permit can be made. Proposed Environmental Determination The project is in substantial conformance with certified Mitigated Negative Declaration 2005-0022. Conclusion The proposed Master Plan of Development amendment is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. It is staff's opinion that the proposed amendment, as conditioned allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The parcel would retain its designation of Commercial Professional. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Draft Resolution PC 2005-0080 Attachment 1: Location Map, General Plan and Zoning �9 Project Site: 9700 El Camino ri egt $t5 Zoning: CT (Commercial Tourist) General Plan Designation: GC (General Commercial) ATTACHMENT 2: Draft Resolution PC 2005-0080 117.7\ W 0 Ili �.Y�TRI�[�7�� Z�iIZI��IIII:iI� RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2004-0137 AMENDMENT APN 056-081-032 (9700 El Camino Real / Jacobson) WHEREAS, an application has been received from Ted Jacobson (5806 Traffic Way, Atascadero, CA 93422) Applicant and Property Owner to consider an amendment to project a Master Plan of Development to establish a 30,000 square foot commercial development (CUP 2004-0137); and, and, WHEREAS, the site's current General Plan Designation is General Commercial (GC); WHEREAS, the site's current zoning is Commercial Tourist (CT); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2005-0022 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, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit Amendment 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 October 4, 2005, studied and considered the Conditional Use Permit 2004-0137 Amendment (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of substantial conformance with Certified Miti!ated Negative Declaration. The Planning Commission finds as follows: 1. The proposed project modifications are in substantial conformance with the previously certified Mitigated Negative Declaration and Initial Study. SECTION 2. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: ■ Early consultation with the City; ■ Consideration of practical design alternatives; ■ Provision of cost comparisons (from applicant) for practical design alternatives; ■ If saving tree eliminates all reasonable uses of the property; or ■ If saving the tree requires the removal of more desirable trees. SECTION 3. Findings for approval of Height Exception. The Planning Commission finds as follows: 1. The proposed project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties; and, 2. The modified height will not exceed the lifesaving equipment capabilities of the Fire Department. SECTION 4. Findings for approval of Conditional Use Permit Amendment. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on October 4, 2005, resolved to approve Conditional Use Permit 2004-0137 Amendment (Master Plan of Development) subject to the following: EXHIBIT A: Certified Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Master Plan of Development/Site Plan EXHIBIT D: Elevations EXHIBIT E: Color and Materials Board EXHIBIT F: Sign Program On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A Certified Mitigated Negative Declaration 2005-0022 See Following EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program Master Plan of Development Amendment (CUP 2004-0137) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 9700 EI Camino Real License FD: Fire Department Master Plan of Development Amendment GP: Grading Permit PD: Police Department CE: City Engineer CUP 2004-0137 BP: Building Permit WW: Wastewater CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Planning Services 1. This conditional use permit shall be for a phased commercial development, FM PS parking lot, and landscaping as described on the attached exhibits and located on parcel 056-081-032 regardless of owner. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the authority to 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 final 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) months BP / FM PS 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 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 permits shall be consistent BP / FM PS, CE with the Master Plan of Development contained herein. 7. All exterior elevations, finish materials, and colors shall be consistent with BP PS the Master Plan of Development as shown in EXHIBIT C, D, E, and F with the following modifications: ■ All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance. ■ All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 9700 El Camino Real License FD: Fire Department Master Plan of Development Amendment GP: Grading Permit PD: Police Department CE: City Engineer CUP 2004-0137 BP: Building Permit WW: Wastewater CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy enclosures; ■ Any exterior light fixtures shall be compatible with building design, subject to staff approval. ■ Stucco siding shall be smooth finish or similar. ■ Windows shall be recessed to be consistent with the proposed architectural theme. ■ Final color selection shall include dark earth toned colors, subject to staff approval. 8. The future buildings shall be consistent in color, style, and materials to the main building and shall include the following elements as shown in EXHIBIT D: ■ Tile accent features. ■ Earth toned colors. ■ Decorative iron accents/railings. ■ Tile roofing. ■ Gridded, recessed windows. 9. All site work, grading, and site improvements shall be consistent with the BP/FM PS, BS, CE Master Plan of Development as shown in EXHIBIT C and shall include the following: ■ Graded pads shall be hydroseeded and landscaped until the time of development. ■ Two Pedestrian access points shall be provided between the courtyard space and the adjacent post office site. 10. A final landscape and irrigation plan shall be approved prior to the issuance BP PS, BS of building permits and included as part of site improvement plan consistent with EXHIBIT C, and as follows: ■ All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. ■ All areas shown on the site plan not identified for a specific use shall be landscaped by the developer prior to the final of any single building Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 9700 El Camino Real License FD: Fire Department Master Plan of Development Amendment GP: Grading Permit PD: Police Department CE: City Engineer CUP 2004-0137 BP: Building Permit WW: Wastewater CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy permit on-site. ■ Street trees shall be provided along the EI Camino Real frontage at a maximum spacing of 30 feet on center with the exception of where accent landscaping and pedestrian entrances interfere, subject to staff approval. A minimum of 5 London Plane street trees shall be provided along the EI Camino Real frontage. ■ All trash enclosures shall be located outside of any front setback and shall be architecturally compatible with the proposed architecture or shall include dark color split face block with screen landscaping. ■ Parking lot fingers shall be a minimum of 6 -feet wide to accommodate shade trees. ■ Street and landscape trees shall be minimum 15 -gallon size and double staked. ■ All landscaping shall be drought tolerant. 11. All native tree removals shall be mitigated for in accordance with the BP PS Atascadero Native Tree Ordinance. Any native trees impacted greater than 50% of the dripline shall be bonded for. 12. The developer and/or subsequent owner shall assume responsibility for the GP PS continued maintenance of all landscape and common areas, consistent with BP EXHIBIT C. 13. All center signage shall be compatible with the building architecture and BP PS design theme. ■ No signage shall be permitted above the first story of the buildings (max height of 13 feet from base of building). ■ Tenant signage shall be limited to the 1.5 -feet by 4.5 -feet, per EXHIBIT H. ■ Tenant signage shall be located at unit space entrances only. ■ Monument signs shall incorporate materials and colors consistent with the main building. 14. Prior to the issuance of any building permit, the applicant shall record a BP/FM PS/PW reciprocal access agreement to allow for connection to any future proposed project to the north. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 9700 El Camino Real License FD: Fire Department Master Plan of Development Amendment GP: Grading Permit PD: Police Department CE: City Engineer CUP 2004-0137 BP: Building Permit WW: Wastewater CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy 15. Parking shall be provided at a ratio of 1 space per every 300 square feet of Ongoing PS commercial space. Building Services 16. A soils investigation prepared by a licensed Geotechnical Engineer is to GP PS be provided for the project. The report is to be provided at the time of BP building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 17. Fire hydrant location and number are subject to Fire Department approval. BP FD No building or grading permit shall be issued without an approved utility plan. Atascadero Mutual Water Company 18. Before the start of construction on the water system improvements, the GP, BP CE applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. 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. 19. Before the start of construction on the water system improvements, the GP, BP CE applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 20. Before issuance of building permits, the applicant shall obtain a "Will GP, BP CE Serve" letter from AMWC. 21. The water mains required to serve the project shall be laid out in a grid or GP, BP CE looped pattern and shall connect to the existing water main system in EI Camino Real with East Front Street, if possible. 22. 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. 23. The applicant shall obtain a separate landscape -irrigation meter from GP, BP CE AMWC for the common areas within the project. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 9700 El Camino Real License FD: Fire Department Master Plan of Development Amendment GP: Grading Permit PD: Police Department CE: City Engineer CUP 2004-0137 BP: Building Permit WW: Wastewater CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations shall apply: BP BS, PS, CE 1.c.1 ■ The project landscaping shall include street trees along EI Camino Real frontage placed a minimum of 30 feet on center or at locations complimentary to the architectural design of the proposed buildings, subject to staff approval. ■ All proposed parking area trees shall be shade trees of 15 -gallon size and shall be double staked. Mitigation Measure 1.c.2: The proposed buildings shall include the use of paint BP BS, PS, CE 1.c.2 and roof colors consistent with the architectural style as designed. Mitigation Measure 1.d.1: If exterior parking lot lighting is proposed, it shall be BP BS, PS, 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. Any luminaire pole height shall not exceed 14 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the site. Fixtures shall be shield cut-off type and compatible with neighborhood setting, subject to staff approval. Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP, GP BS, PS, CE 3.b.1 applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy- duty diesel engines. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non -peak hours to reduce peak Conditions of Approval / Mitigation Monitoring Program 9700 El Camino Real Master Plan of Development Amendment CUP 2004-0137 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re- vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are plann4ed to be reworked at dates greater than one month after initial grading should be sown with a fast- germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re-vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1: Grading and excavation and grading work shall be BP PS 4.e.1 consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. Conditions of Approval / Mitigation Monitoring Program 9700 El Camino Real Master Plan of Development Amendment CUP 2004-0137 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 - foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.2: The developer shall contract with a certified arborist BP PS 4.e.2 during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of 1/4 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 a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 9700 El Camino Real License FD: Fire Department Master Plan of Development Amendment GP: Grading Permit PD: Police Department CE: City Engineer CUP 2004-0137 BP: Building Permit WW: Wastewater CA: City Attorney FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 6.b.1: The grading permit application plans shall include GP PS, BS, CE 6.b.1 erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.1: A soils report shall be required to be submitted with a BP, GP PS, BS, CE 6.c.1 future building permit by the building department. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that all GP PS, BS, CE 8.0.1 contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 11.d.1: All construction activities shall comply with the City BP, GP PS, BS, CE 11.d.1 of Atascadero Noise Ordinance for hours of operation. EXHIBIT C: Master Plan of Development/Site Plan EXHIBIT D: Elevations California Meridian Financial Center . <.'......•.. :...«.... •V•t.':.•My'i•YFYMW.^�1 f r1.....U: .4<.�. .. .•ii: Sid LS: `moi:: j-i[}i :.}� ' •..i I.t'-' �1�1 T ��i �l... ±• -w qT�. 14•Hr /" it ,^ _- - - ''�• ytLL� �:. `. _­Mi; .c:q tt4dMA�trt �a ri FI EXHIBIT E: Color and Materials Board COLOR AND MATERIALS BOARD California Meridian Financial Center 9800 EI Camino Real, Atascadero, CA LGA - Leonard Grant, Architect Thursday, September 30, 2004 (LaHabra Stucco Color X-68 Sandstone) Ext. Stucco @Ext Walls (Sherwin Williams SW2802) Exterior. Awning • ANODIZED BRONZE WINDOWIDOOR FRAMES • WROUGHT IRON RAILINGS • CERAMIC TILE ACCFNI'S (US Tile — Palermo Blend) One -Piece S Tile @ Roof (LaHabra Stucco Calor X475 Viejo) Ext. Accent Stucco @ Columns and Accent Bands (see elevation) (Sherwin WilliamsSW6083) Trim and Accent Color See project file for specific proposed color selections EXHIBIT F: Master Sign Program Qnun�_nf 5l ria e �'-4' _- Center Identification Monument Sign — i I TenBACI`IRtItS+Tsstgs6 -. _-3"a„d �" Ua.-4�„ o., oi 7, event_Name'TypantName 9 G/ vIe4- enant Name Tenant Name - n Tenant Name jlenant Name 12 U t d i n q J 1 g n A 1 e I Z' Individual Building Monument Sign � ccen'E Cv�o'` n dr'_y_r N A!I /2rt a n S,qn g r _z Individual Tenant Building Sign d.imt e4 ITEM NUMBER: 6 DATE: 9-6-05 Planning Commission Staff Report Staff Report - Community Development Department Tentative Parcel Map 2005-0069 8585 San Rafael Road (APN 056-361-001) (Graves) RECOMMENDATION: The Planning Commission: Adopt Resolution PC 2005-0070 Certifying Mitigated Negative Declaration 2005-0037 and approving Tentative Parcel Map 2005-0069 (AT 2005-0042) dividing one parcel into two parcels, based on findings and subject to conditions of approval. REPORT -IN -BRIEF: A request to subdivide one existing 5.63 acre parcel into two lots of 2.5 and 2.86 acres, gross, each. The site is located at 8585 San Rafael Road, south of Los Osos Road and north of San Carlos Road. Proposed Lot 1 is currently developed with a single-family residence and could potentially be further developed with a second unit. Proposed Lot 2 could potentially be developed with a single-family residence and a second unit. SITUATION AND FACTS: 1. Applicant/Owners: David Graves, 4155 Carrizo Road, Atascadero, CA 93422 2. Project Address: 8585 San Rafael Road, Atascadero, CA 93422 APN: 056-361-001 3. General Plan Designation: Rural Estates 4. Zoning District: Residential Suburban (2.5-10 acre minimum) 5. Site Area: 5.36 gross acres 6. Existing Use: Single -Family residence ITEM NUMBER: 6 DATE: 9-6-05 7. Environmental Status: Mitigated Negative Declaration 2005-0037 and Initial Study DISCUSSION: Background The property is located in the Residential Suburban (RS) Zoning District with an existing single-family residence on 5.36 gross acres. The site consists of gentle slopes with a blue -line creek crossing the proposed Parcel 1 from south to north. Proposed Parcel 2 is currently an open grass pasture (see Attachments 1 & 2). The lot split will be in a "flag" lot configuration with Parcel 2 gaining access from San Rafael Road through a 24'— wide driveway. Parcel 2 will be 2.62 acres, not including the flag portion of the lot. Analysis The proposed map will create two (2) lots consisting of 2.50 and 2.86 gross acres. The RS Zone is intended for detached single-family homes on lot sizes of 2.5-10 acres (gross), based upon performance standards, which include neighborhood and site characteristics (slope, distance from the center of the community, average neighborhood lot size, soil percolation capability, and adequacy of access). The ITEM NUMBER: 6 DATE: 9-6-05 minimum lot size for the property, based on performance standards, is 2.48 acres, gross; however, the Zoning District requires a minimum 2.5 acres (Attachment 3). On-site septic will serve the property and water is available from Atascadero Mutual Water Company. As proposed, Parcel #1 will include the existing single-family residence and detached shop/garage, allowing Parcel #2 to be developed with a single-family residence. Subdivision Improvements Public improvements for the project include road frontage improvements on San Rafael Road consistent with the City's General Plan and Subdivision Ordinance. This will include improving San Rafael Road to a Rural Local Standard and installing a Class II Bike Lane (General Plan Policy CIR 2.1.1). On-site improvements will require crossing a blue -line creek. General Plan Policy LOC 8.1.4 encourages the use of bridges or arched culverts when crossing blue -line creeks. Goal LOC 8. Watershed areas of Atascadero shall be protected. Policy 8.1: Ensure that development along Atascadero Creek, Graves Creeks, the Salinas River, blue line creeks, natural springs, lakes or other riparian areas does not interrupt natural flows or adversely impact riparian ecosystems and water quality. Programs: 4. The City shall strongly discourage underground piping, and unnecessary disturbance of creeks and streams, and encourage use of bridges and arched culverts. Any alterations required for public safety will be guided by this policy. The applicant's representative indicated that arched culverts are difficult to obtain and proposed the use of a 48 -inch CMP buried at least 12 inches (see Attachment 5). Staff has determined that the 48 -inch CMP would meet the intent of the General Plan Policy to encourage the use of bridges and arched culverts in that the CMP would be buried a minimum of 12 inches, providing an earthen swale bottom and allow for 100 -year storm flow. General Plan Consistency The subdivision is consistent with the General Plan Rural Estate Land Use Designation and Residential Suburban Zoning regulations with minimum lot sizes of 2.50 and 2.86 gross acres, based on performance standards. The project will be consistent with General Plan Policies CIR 2.1.1 after installation of the bike lane (Condition 35) and LOC 8.1.4 after installation of the 48 -inch CMP pipe (Condition 7). ITEM NUMBER: 6 DATE: 9-6-05 Proposed Environmental Determination Staff has prepared a Draft Mitigated Negative Declaration, circulated to public agencies and interested members of the public on July 19, 2005. The environmental analysis identified concerns regarding potential impacts to air quality, biological resources (blue line creek), and noise (future construction activity). Mitigation measures pertaining to these resources are included. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. The applicant will need to obtain California Department of Fish and Game and US Army Corps of Engineer permits prior to disturbing the blue line creek (Condition 8). CONCLUSION: Based on the performance standard criteria, the subdivision is consistent with the General Plan, Zoning regulations, and the Subdivision Ordinance. Staff is recommending the Planning Commission certify Mitigated Negative Declaration 2005- 0037 and approve TPM 2005-0069 (AT 05-0042). ALTERNATIVES: 1. The Commission may modify the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Commission should specify the reasons for denial of the project and recommend an associated finding with such action. PREPARED BY: Kerry Margason, Associate Planner ATTACHMENTS: Attachment 1 Attachment 2 Attachment 3 Attachment 4 Attachment 5 Attachment 6 Attachment 7 Location Map (General Plan & Zoning) Aerial View Performance Standards Tentative Map 2005-0069 (AT 05-0042) Revised Drainage Way Crossing Proposed Mitigated Negative Declaration 2005-0027 and Initial Study Draft Resolution PC 2005-0070 ITEM NUMBER DATE: 9-6-05 ATTACHMENT 1: Location Map (General Plan / Zoning) TPM 2005-0069 t 1 Blue -line Creek Subject Parcel: 8585 San Rafael Rd. Zoning: Residential Suburban General Plan: Rural Estate ITEM NUMBER: 6 DATE: 9-6-05 ATTACHMENT 2: Aerial View TPM 2005-0069 44, r � f.• .. � - +fir � Proiect Site Blue -line Creek r ITEM NUMBER DATE: 9-6-05 ATTACHMENT 3-. Performance Standards TPM 2005-0069 Minimum Lot Size Criteria For the Residential Suburban Zone Address 8585 San Rafael Road Lot Size APN 056-361-001 Lot Size 5.23 Acres Contact David Graves Factors 0-8,000=.20, 8-10,000=.25 10-12,000 =.30, 12- 14,000= .40, 14-16,000 = .50,16-18,000 =.60, 18 - Distance from Center 20,000=.75, of Community > 20,000 =.90 10-12,000 0.3 <20 min/inch=.50 20-39 min/inch=.75 Septic Suitability 40-59 min/inch= 1.00 (perk rate > 60 min/inch= 1.50 20-39 estimated 0.75 0-10%=.5, 11-20%=.75, 21-25% = 1.0, 26-30% =1.25, Average Sloe 31- 35% =1.75, 36-40% = 2.00 11-20% estimated 0.5 City accepted road =.40 Paved road less than 15% =.40 Paved road more than 15% =.50 All weather less than 15% =.75 All weather more than 15% _ 1.00 Unimproved less than 15% = 1.25 Unimproved Access Condition more than 15% = 1.5 0.4 Lot sizes within 1,500' 88 Average Lot Size Within 1500 Feet acres 2.66 0.53 Minimum Lot Size= 2.48 ATTACHMENT 4: Tentative Parcel Map, TPM 2005-0069 ITEM NUMBER: 6 DATE: 9-6-05 lii 3; i�Sj� �,q l81 o .... . ILI, m ITEM NUMBER DATE: 9-6-05 Attachment 5: Revised Drainage Way Crossing Page 1 TPM 2005-0069 ERIC J. GOBLER CIVIL ENGINEERING 9110 ATASCADERO AVENUE ATASCADERO,CA 93422 (805) 466-8632 (805) 466-6465 fax (805) 459-3268 cell June 23, 2005 Warren Frace, Director Department of Community Services City Of Atascadero 6905 El Camino Real Atascadero, CA 93422 Dear Mr. Frace: RECEIVED JUN 2 4 1005 COMMUMTyp. 1VELOPMENT SUBJECT: Revised Drainageway Crossing - Graves Project, 8585 San Rafael Road Permit No. TPM 2005-0069 This letter is a follow-up to our meeting (you, Kerry Margason, David Graves & me) on the subject project last week. The Plan Check comments you provided requested an arch culvert or bridge rather than the two 24 -inch CMPs proposed. We (Joe Chouinard & I) have made numerous attempts to locate a reasonably sized arch CMP. Apparently, the only company that makes them is in Pennsylvania and they must all be special ordered. To address the City's request, to maintain an earthen bottom through the swale crossing, we propose a 48 -inch CMP buried at least 12 inches. This arrangement will provide more than enough capacity to convey the estimated 100 -yr storm event, will provide an earthen swale bottom about 3 -feet wide and uses a more conventionally sized pipe that can be purchased in the area. I believe the proposed design revisions address the City's intent to provide a more natural driveway undercrossing, while doing so in a reasonable way with materials that can be purchased locally. Please call if you have any questions. You will note that the revised plans also include the requested bike path. Respectfully, :kr,PE Civil Engineer RCE 30438 FJG: Mformsll—,find ITEM NUMBER: 6 DATE: 9-6-05 Attachment 5: Revised Drainage Way Crossing Page 2 TPM 2005-0069 ITEM NUMBER DATE: 9-6-05 Attachment 6: Proposed Mitigated Negative Declaration TPM 2005-0069 This page intentionally left blank ITEM NUMBER: 6 DATE: 9-6-05 ATTACHMENT 7: Draft Resolution PC 2005-0070 TPM 2004-0069 (AT 05-0042) 8585 San Rafael Road DRAFT RESOLUTION PC 2005-0070 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, APPROVING TENTATIVE PARCEL MAP 2005-0069, A TWO LOT SUBDIVISION LOCATED AT 8585 SAN RAFAEL ROAD, APN 056-361-001 (8585 San Rafael Road/Graves) WHEREAS, an application was received from David Graves, 4155 Carrizo Road, Atascadero, CA 93422, owner and applicant, to consider a two lot subdivision on a 5.36 gross acre lot located at 8585 San Rafael Road (APN 056-361-001); and, WHEREAS, the site's General Plan Designation is Rural Estates (RE); and, WHEREAS, the site's Zoning District is Residential Suburban (RS); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0037 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, a timely and properly noticed Public Hearing upon the subject tentative parcel map application was held by the Planning Commission of the City of Atascadero, at which hearing evidence, both oral and documentary, was admitted on behalf of said project; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly notice public hearing held on September 6, 2005, studied and considered Tentative Parcel Map 2005-0069, after first studying and considering the Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Certification of Negative Declaration. The Planning Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2005-0037 based on the following findings: 1. The Negative Declaration has been completed in compliance with requirements of the California Environmental Quality Act; and, 2. The project, with mitigation, does not have the potential to degrade the environment; and ITEM NUMBER: 6 DATE: 9-6-05 3. The project will not achieve short-term to the disadvantage of long-term environmental goals; and, 4. The project does not have impacts which are individually limited, but cumulatively considerable; and, 5. The project will not cause substantial adverse effects on human beings either directly or indirectly. SECTION 2. Findings for Approval of Tentative Parcel Map 2005-0069. The Planning Commission finds as follows: 1. The proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements. 3. The site is physically suitable for the density of development proposed. 4. The design and improvement of the proposed map will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. SECTION 3. Findings for Approval of a Flag Lot Parcel. The Planning Commission finds as follows: 1. The subdivision is consistent with the character of the immediate neighborhood. 2. The installation of a standard street, either alone or in conjunction with neighboring properties is not feasible. 3. The flag lot is justified by topographical conditions. SECTION 4. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on September 6, 2005, resolved to approve Tentative Parcel Map 2005-0069 (AT 05-0042) subject to the following: 1. EXHIBIT A: Mitigated Negative Declaration 2. EXHIBIT B: Conditions of Approval 3. EXHIBIT C: Tentative Parcel Map 2005-0069 (AT 04-0042) ITEM NUMBER: 6 DATE: 9-6-05 On motion by Commissioner and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAINED: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary ITEM NUMBER DATE: 9-6-05 EXHIBIT A: Proposed Mitigated Negative Declaration TPM 2005-0069 This page intentionally left blank ITEM NUMBER DATE: 9-6-05 EXHIBIT B: Conditions of Approval / Mitigation Monitoring TPM 2005-0069 Conditions of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy Standard Planning Conditions 1. The approval of this application shall become final, subject to the FM PS completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless a final map is recorded or an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Parcel Map. 4. A parcel map drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 5. The subdivider shall defend, indemnify, and hold harmless the Ongoing CA City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 6. The parcel map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. Project Planning Conditions 7. A 48 -inch CMP pipe shall be used for the creek crossing with FM/BP PS/CE/BS construction of the driveway for Parcel 2. The bottom of the pipe shall be buried 18" in order to provide a more natural, earthen bottom for the pipe. 8. The applicant shall obtain permits from the California BP PS Department of Fish and Game and US Army Corps of Engineers prior to issuance of building permits for the ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy subdivision improvements. Copies of these permits shall be submitted to the Community Development Department prior to issuance of building permits. 9. A landscape plan prepared by a qualified professional shall BP PS/BS 1.c.1 be submitted with future building permits should the home site design include any cut and fill slopes. All cut and fill slopes will be revegetated with native grasses, shrubs, and trees consistent with the surrounding vegetation. 10. Any retaining walls shall be constructed of dark color split BP PS/BS 1.c.2 face block or better and shall be designed to blend in with the existing terrain. 11. The project shall be conditioned to comply with all applicable BP PS/BS 3.b.1 District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: ■ Reduce the amount of the disturbed area where possible. ■ Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. ■ All dirt stockpile areas should be sprayed daily as needed. ■ 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. • 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. ■ 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. ■ 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. ■ Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. ■ 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. ■ Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. ■ 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. ■ 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. 12. Prior to recommendation of the final parcel map, the creek BP BS/PS 4.b.1 area shall be restored to its original condition outside the culvert installation area and any and all requirements of the Streambed Alteration permit and 404 permit shall be complied with. 13. Environmental Controls, BMPs & Culvert Installation BP BS/PS 4.b.2 Conditions The following shall be implemented for construction of the driveway culvert crossing: • Each day after construction activities cease the entire area of disturbed soil shall be sufficiently moistened to create a crust. ITEM NUMBER DATE: 9-6-05 Conditions Of Approval TPM 2005-0069 Address: 8585 San Rafael Rd. Timing BL: Business License GP: Grading Permit BP: Building Permit Fl: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure • All construction activities shall occur between April 15 and October 15. • Refueling and maintenance of construction equipment and vehicles shall be done in designated staging area upland of the drainage way and riparian area. • Any dewatering water from active construction site shall be discharged on land away from drainage way. Direct discharge of water directly to the drainage way, including runoff, is prohibited. • A supply of erosion control materials (e.g. silt fencing, straw bales and clean straw mulch) shall be kept on hand to respond to storm events or emergencies. • After project completion and prior to October 21, all exposed soil shall be stabilized by using erosion control seeding and/or erosion control blankets and mats. • Stationary equipment such as motors, pumps, generators and welders located within or adjacent to the stream shall be positioned over drip pans. • Concrete trucks shall not be allowed to wash out or discharge surplus concrete or drum wash water on the site except for designated gravel areas. These areas shall be cleaned up and waste material disposed on in the proper manner. • To minimize erosion on slopes and siltation during grading and construction activities, methods such as retardation basins, drainage diversion structures, spot grading, silt fencing/coordinated sediment trapping, straw bales and sand bags shall be used. • Disturbed areas shall be revegetated with native plant species. • Areas of disturbance shall be limited to area immediately needed for construction. • Native grasses will be seeded on all berms and on all graded uplands for erosion control purposes. • Identifiable barriers shall divide the area in which grading will occur to protect surrounding native habitat areas. Additional construction conditions a. Culvert replacement shall be conducted during the dry season (April 15 to October 15). b. Equipment shall not enter flowing water. c. Fueling or maintenance of equipment shall not occur within the channel. d. Water from equipment washing or concrete wash water shall not enter the channel. e. Stockpiled materials shall not enter the creek. Appropriate setbacks must be maintained. f. Any surface water shall be diverted around work areas to prevent increased turbidity or contamination. g. Riprap shall be placed upgradient & downgradient of the culvert to protect stream channel from scouring and to dissipate energy where water velocity is increased. ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy h. Seeding and hydromulching disturbed soil areas shall occur following construction completion. I. Permanent revegetation shall occur as soon as possible after construction completion. j. Drainage control structures and devices shall be placed where necessary to control and direct runoff. Such devices include asphalt berms, down drains, and culverts. k. Temporary erosion/sedimentation control devices shall be placed and kept onsite when construction extends into the rainy period. Such devices include silt fencing, hay bales, jute matting, etc. I. Grading shall be kept to a minimum to reduce the amount of disturbed areas. m. Use water trucks are to be used sufficiently to prevent airborne dust from leaving the site. Reclaimed water should be used whenever possible. In. All soil stockpiles will be sprayed with water as needed for dust control. o. Install wheel washes where vehicles enter and exit unpaved roads onto streets, as necessary to prevent soil tracking. p. Develop and implement a mitigation monitoring plan, where necessary to minimize environmental impacts. 14. The building permit site plan shall identify all protection and BP BS/PS 4.e.1 enhancement measures recommended by a Certified Arborist in a Tree Protection Plan. Tree protection fencing shall be installed at the driplines of all native trees potentially affected by construction activities. Should construction activities encroach into the dripline of any native tree, monitoring by the project arborist shall be required. 15. Grading and excavation shall be consistent with the City of BP BS/PS 4.e.2 Atascadero Tree Ordinance. Special precautions when working around native trees include: a. All existing trees outside of the limits of work shall remain. b. Earthwork shall not exceed the limits of the project area. c. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. d. Vehicles and stockpiled material shall be stored outside the drip line of all trees. e. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. f. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. ITEM NUMBER DATE: 9-6-05 Conditions Of Approval TPM 2005-0069 Address: 8585 San Rafael Rd. Timing BL: Business License GP: Grading Permit BP: Building Permit Fl: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 16. The developer shall contract with a certified arborist during all BP BS/PS 4.e.3 phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: a. A written agreement between the arborist and the developer outlining 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, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. c. As specified by the City staff: ■ Fencing: Must be a minimum of 4' high chain link, snow or safety fence staked at the drip -line or line of encroachment for each group of trees. The fence must be up before any construction or earth moving begins. The arborist(s) shall inspect the fence placement once it is erected. ■ Soil Aeration Methods: Soils under the drip -lines that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. ■ Chip Mulch: All areas within the drip line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. ■ Trenching Within the Drip Line: All trenching under the drip lines of native trees shall be hand dug, augured or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be clean cut with a sharp pruning tool and not left ragged. Trenching will occur during septic line construction and water line construction. ■ Grading Within the Drip Line: Grading should not encroach within the drip line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4-6" in depth may also be required in these areas. Grading should not disturb the normal drainage pattern around the trees. ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. ■ Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. ■ Paving within the Drip Line: Pervious surfacing is preferred within the drip line of any oak tree. ■ Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. ■ Existing Surfaces: The existing ground surface within the drip -line of all oak trees shall not be cut, filled, compacted, or pared. ■ Construction Materials and Waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. ■ Arborist Monitoring: An arborist shall be present for road and house grading, septic line/water trenching, and pre -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. ■ Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner, Planning Staff, and the earthy moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for all grading and/or trenching activity that encroached into the drip line of the native trees, and that all work done in these areas was completed to the standards set forth above. d. Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. 17. All future development shall be located within the approved GP/BP BS/PS 4.e.4 building envelope as shown on the approved Tentative Map. A separate sheet shall be recorded with the final map delineating the extent of the buildable area. Any development proposed outside of the approved building envelope will require a Precise Plan application be submitted prior to the issuance of any building permit. 18. All native tree removals associated with construction on GP/BP BS/PS 4.e.5 proposed parcels 2 and 3 shall be mitigated for in accordance with the Atascadero native Tree Ordinance. Future construction proposals shall include design measures which ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy minimize disturbance of the existing topography and avoid impacts to native trees. 19. All disturbed areas shall be hydro seeded with a native seed GP/BP BS/PS 6.b.1 mix. Erosion control measures shall include an erosion control blanket for all 2:1 fill slopes. Affected areas that previously contained native shrubs and vegetation shall be replanted with similar plant species per an approved landscape plan. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked out on to publicly -accessed streets., and/or the private access drive by construction vehicles. 20. A soils report shall be required to be submitted with a future GP/BP BS/PS 6.c.d.1 building permit. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. The property contains no unusual geological formations. 21. Percolation tests shall be required with the submittal of any GP/BP BS/PS 6.e.1 building permits for construction of a residence on Parcel 2. The proposed waste disposal system shall be reviewed and approved by the City engineer prior to the issuance of any building permit. 22. Consistent with Fire Department standards, any access way GP/BP BS/PS 7.g.h.1 to a future residence on proposed Parcel 2 shall be no greater than 20% in slope at any point along the driveway. 23. Culvert replacement shall be conducted during the dry season GP/BP BS/PS 8.c.d.1 (April 15 to October 15). 24. Riprap shall be placed upgradient & downgradient of the GP/BP BP/PS 8.c.d.2 culvert to protect stream channel from scouring and to dissipate energy where water velocity is increased. 25. Equipment shall not enter flowing water. GP/BP BS/PS 8.f.1 26. Refueling and maintenance of construction equipment and GP/BP BS/PS 8.f.2 vehicles shall be done in designated staging area upland of the drainageway and riparian area. 27. Water from equipment washing or concrete wash water shall GP/BP BS/PS 813 not enter the channel. 28. Stationary equipment such as motors, pumps, generators and GP/BP BS/PS 81.4 welders located within or adjacent to the stream shall be positioned over drip pans. ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 29. All provisions of the Environmental Controls, BMPs & Culvert GP/BP BS/PS 8.f.4 Installation Conditions shall be followed as shown in Mitigation Measure 4.15.2. 30. All construction activities shall comply with the City of GP/BP BS/PS/FD 11.d.1 Atascadero Noise Ordinance for hours of operation. City Engineer Project Specific Conditions 31. The access way serving the flag lot(s) shall not be included in FM PS/CE the determination of required lot area for any lot. 32. The original lot shall have frontage on a dedicated street. FM PS/CE 33. The access way to the rear shall be at least twenty (20) feet FM PS/CE wide (developed to City standards) for residential zones, except where the access way is more than one hundred fifty (150) feet long, it shall be at least twenty-four (24) feet wide with twenty (20) feet of pavement, unless otherwise approved by the Planning Commission. 34. All existing and future structures shall maintain a ten (10) foot FM PS/CE setback along Parcel 2's access way. 35. Proposed Parcel 2 shall own the access way in fee. FM PS/CE FM PS/CE 36. A reflectorized house number master sign shall be located at the intersection of the street and access way and individual reflectorized address signs shall be placed on the right-hand side of the driveway to each individual lot. (Ord. 370 § 2 (part), 2000) 37. San Rafael shall be widened as necessary along property FM PS/CE frontage to meet City Standard 401 - Rural Local and shall include a Class II Bike way. City Engineer Standard Conditions 38. All public improvements shall be constructed in conformance FM PW with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 39. In the event that the applicant is allowed to bond for the public FM PW improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 40. An engineer's estimate of probable cost shall be submitted for FM PW review and approval by the City Engineer to determine the ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy amount of the bond. 40. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 41. An encroachment permit shall be obtained prior to the issuance BP PW of building permit. 42. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 43. The applicant shall install all new utilities (water, gas, electric, BP PW cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 44. The applicant shall monument all property corners for FM PW construction control and shall promptly replace them if disturbed. 45. The applicant shall acquire title interest in any off-site land that FM PW may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 46. Slope easements shall be provided as needed to accommodate FM PW cut of fill slopes. 47. Drainage easements shall be provided as needed to FM PW accommodate both public and private drainage facilities. 48. A preliminary subdivision guarantee shall be submitted for review FM PW in conjunction with the processing of the parcel map. 49. All existing and proposed utility, pipeline, open space, or other FM PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 50. The final map shall be signed by the City Engineer prior to the FM PW map being placed on the agenda for City Council acceptance. 51. Prior to recording the parcel map, the applicant shall submit a FM PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 52. Prior to recording the parcel map, the applicant shall set FM PW monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 53. Prior to recording the parcel map, the applicant shall pay all FM PW outstanding plan check/inspection fees. 54. Prior to recording the map, the applicant shall complete all FM PW improvements required by these conditions of approval. 55. Prior to recording the parcel map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 56. Upon recording the final map, the applicant shall provide the City FM PW with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 57. Prior to the final inspection of any public improvements, the BP PW applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 58. Prior to the final inspection, the applicant shall submit a written BP PW certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. Atascadero Fire Department Conditions 59. There shall be a fire hydrant within 800 feet of the residence as FM/BP AFD measured along the road and driveways. Additional fire hydrants/dry stand pipes shall be installed if determined to be necessary by the Fire Chief. Atascadero Mutual Water Company Project Conditions 60. Before recordation of the final map, the applicant shall submit FM AMWC plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All new water distribution facilities shall be ITEM NUMBER DATE: 9-6-05 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0069 /Monitoring Measure PS: Planning Services Address: 8585 San Rafael Rd. BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross - connection devices shall conform to AWWA and California Department of Health Services standards. 61. Before the start of construction on the water system BP AMWC improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 62. Before issuance of building permits, the applicant shall obtain FM AMWC a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 63. Separate water meters for domestic water service are BP AMWC required for each individual lot within the subdivision. 64. The applicant is responsible for designing and constructing FM AMWC water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. ITEM NUMBER: 6 DATE: 9-6-05 EXHIBIT C: Tentative Parcel Map AT 05-0042 TPM 2005-0069 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM MTPM 2005-0069 8585 San Rafael\TPM 2005-0069.PC staff report.km.doc 9q 1 ���,,,r• I J n....x o ... _ ,. � I I� � 888 tl�� g � I a m � o .J i aj N B .1 \I •1 JUL 0 \ �OIV/•R \ \ ?r r �i A E 1 t \ \ 1 � I •\ �1�16 11 I 1 I I 1141 1 �fill �!! \' \ USA \I 1\ g Blue -line Creek \ \ \ •- C San Rafael Road ;� _�-`' k• -_ ` \ \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM MTPM 2005-0069 8585 San Rafael\TPM 2005-0069.PC staff report.km.doc TO BE CONTINUTED TENTATIVE PARCEL MAP 2005-0070,5750 ROSARIO ITEM NUMBER DATE: 10-4-05 Owner: David Graves, 4155 Carrizo Road, Atascadero, CA 93422 Project Title: Tentative Parcel Map 2005-0070 Project 5750 Rosario Avenue, Atascadero, CA 93422 Location: APN 029-321-015 Project A request to establish three airspace condominium units on an existing lot of record. The existing Description: structures on the property are to be demolished prior to the proposed development of three detached dwelling units, approximately 1,200 square feet each. No native trees will be removed. General Plan Designation: Multi Family Residential - 10 (RMF -10) Zoning District: Medium Density Residential (MDR) Proposed The project qualifies for a Categorical Exemption per CEQA Section 15315: Minor Land Divisions. Environmental Determination: \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0070 5750 Rosario Ave\TO BE CONTINUED 10-18-05.am.doc ITEM NUMBER: DATE: Planning Commission Staff Report Staff Report - Community Development Department 6901, 6905 El Camino Real, 6999 Santa Ysabel Ave. Colony Square Mixed -Use TTM 2005-0071 (EI Camino Associates) RECOMMENDATION: 1 n_a_ns The Planning Commission adopt Resolution PC 2004-0050 approving Vesting Tentative Tract Map 2005-0071, a request to establish a subdivision and 67 residential airspace condominium units consistent with the approved Colony Square Master Plan of Development (CUP 2004-0127) based on findings and subject to conditions of approval and mitigation monitoring. SITUATION AND FACTS: 1. Owner: EI Camino Associates. 143 Beachcomber Dr. Pismo Beach, CA 93449 2. Representative: R21- 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: Consistent with Certified Mitigated Negative Declaration 2005-0020 DISCUSSION: Background: On August 16, 2005, the Planning Commission approved the Colony Square project allowing 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; and 17,100 square feet of office space. Due to negotiations with the City Redevelopment Agency regarding the new City Hall Annex (former bowling alley) property, the applicant was required to delay processing of the Vesting Tentative Tract Map. Since that time, the Tract Map application has been deemed complete and is being processed to allow a land exchange between the Redevelopment Agency and the developer, and further subdivide the property to allow individual ownership of buildings. ANALYSIS: The existing project site will be divided into eight new parcels, with two parcels consisting of 67 residential airspace condominium units. All units are located above ground floor retail space. The applicant will return at a later date with an additional tentative map application to establish commercial condos once tenant spaces have been established. Project Site C� Surrounding Land Use and Setting: North: Downtown Commercial, Open Space East: Downtown Office South: General Commercial West. Downtown Commercial Proposed Environmental Determination The proposed Vesting Tentative Tract Map is in substantial conformance with Certified Mitigated Negative Declaration 2005-0020. Conclusion The proposed Vesting Tentative Tract Map is consistent with the approved Master Plan of Development and the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve Tentative Tract Map 2005-0071 based on findings and conditions. ALTERNATIVES: 1. The Commission may approve the map with modified project conditions. 2. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. 3. The Commission may deny the map if it is found to be inconsistent with the General Plan or any of the other required findings. The Commission's motion to deny must include a finding basis for denial. PREPARED BY: Steve McHarris, Deputy Community Development Director Paul Tabone, Planning Intern ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 -- Draft Resolution PC 2005-0050 ATTACHMENT 1: Zoning Map, TTM 2005-0071 6901 & 6905 EI Camino Real, 6999 Santa Ysabel Ave ATTACHMENT 2: Draft Resolution PC 2005-0050, TTM 2005-0071 6901 & 6905 EI Camino Real, 6999 Santa Ysabel Ave. DRAFT RESOLUTION PC 2005-0050 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP 2005-0071, (TRACT 2733) TO ESTABLISH 67 AIRSPACE RESIDENTIAL CONDOMINIUMS ON APN 029-361-018, 020, 022 (6105, 6905 El Camino Real, 6999 Santa Ysabel / El Camino Associates & R2L Architects) WHEREAS, an application has been received from El Camino Associates, (143 Beachcomber Dr., Pismo Beach, CA 93449), applicant and property owner, to consider a Vesting Tentative Tract Map consistent with the approved Master Plan of Development on a 8.14 -acre site located at 6905 and 6901 El Camino Real, and 6999 Santa Ysabel Avenue (APN 029-361-018, 020, 022 ); and, WHEREAS, the current General Plan Land Use Designation is Downtown (D); and, WHEREAS, the current Zoning District is Downtown Commercial (DC); and, WHEREAS, the proposed map is in substantial conformance with Initial Study and Draft Mitigated Negative Declaration 2005-0020 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 approved a Master Plan of Development for the site on August 16, 2005; and WHEREAS, a timely and properly noticed Public Hearing upon the subject Vesting Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on October 4, 2005 studied and considered Vesting Tentative Tract Map 2005-0071; and, NOW THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Vesting Tentative Tract Map, the Planning Commission finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements, including provisions of the Downtown Commercial zone. 2. The site is physically suitable for the type of development proposed. 3. The site is physically suitable for the density of development proposed. 4. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 5. The design of the project will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 6. Covenants, Conditions and Restrictions (CC&Rs) or equivalent shall be required that incorporate the Master Plan of Development conditions of approval to ensure that the site retains the proposed qualities (architecture, colors, materials, plan amenities, paving, fencing, and landscaping) over time. 7. The proposed project design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. 8. The proposed subdivision is consistent with the Master Plan of Development for the site. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on October 4, 2005 resolved to approve Vesting Tentative Tract Map (TTM 2005-0071) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2005-0071 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A: Vesting Tentative Tract Map Exhibit B: Conditions of Approval / Mitigation Monitoring Program Tentative Tract Map 2005-0071 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: CityAttomey FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Planning Services 1. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits fourteen (14) days following Planning Commission approval of CUP 2004-0127 unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Vesting Tentative Tract Map shall be valid for two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date or a final map has been recorded with the County Recorder's Office. 3. The Community Development Department shall have the authority to FM PS approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map. 4. The granting of this entitlement shall apply to the property located at On going PS 6901 & 6905 EI Camino Real, and 6999 Santa Ysabel Avenue (APN 029-361-018, 020, 022) regardless of owner. 5. The Final Map shall be drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 6. The subdivider shall defend, indemnify, and hold harmless the City of FM PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 7. The Tract Map shall be subject to additional fees for park or recreation FM PS purposes (QUIMBY Act) as required by City Ordinance. 8. The emergency services and facility maintenance costs listed below BP PS shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 9. All tract maintenance costs listed below shall be 100% funded by the BP PS project in perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. ■ All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. ■ All parks, trails, recreational facilities and like facilities. ■ All open space and native tree preservation areas. ■ All drainage facilities and detention basins. ■ All creeks, flood plains, floodways, wetlands, and riparian habitat areas. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. ■ All frontage landscaping and sidewalks along arterial streets 10. Prior to final map, the applicant shall submit CC&Rs for review and BP PS approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a) Provisions for maintenance of all common areas including shared residential courtyards and parking facilities. b) A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy c) Ensuring compliance with the Master Plan of Development. d) Provisions and procedures for dedicated residential parking spaces. e) A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. PROJECT SPECIFIC CONDITIONS BP, GP CE BP, GP CE Public Improvements (Project Frontage): 1. 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. 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 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy 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. 2. 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. 3. 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 Route 41/Santa Ysabel Ave shall be approved by Caltrans. Public Works Improvements (On Site): BP, GP CE 4. All on site public works improvements will meet City of Atascadero Standards. This includes driveways, sidewalks, parking, drainage, landscaping, lighting, and other public works facilities. 5. The applicant shall make a good faith effort to connect to the adjacent 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 6. 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. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy Drainage: FM CE 7. This project proposes to convey all storm water to Atascadero Creek BP, GP CE in two existing culvert systems. One is an existing 12 inch storm drain and the other is (3) 60 inch storm drains. 8. Drainage calculation. Drainage calculations shall be produced BP, GP CE 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. 9. A Storm Water Pollution Prevention Plan shall be produced and BP, GP CE 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 II requirements. 10. Obtain approval by the City Engineer of the grading & drainage plan and the storm drain design & facilities. 11. Acquire drainage easements where needed. Drainage shall cross lot BP, GP WW lines only where a drainage easement has been provided 12. Concentrated drainage from off-site areas shall be conveyed across BP, GP WW the project site in drainage easements Wastewater: BP, GP WW 13. Drainage piping serving fixtures which have flood level rims located BP, GP WW 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 14. All sewer main taps will be done by the City of Atascadero. The developers shall pay a sewer tap fee 15. Sewer connection permit shall be issued separately (from building BP, GP CE permit) after public sewer extension has been completed and has Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy 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: FM CE 16. Atascadero Waste Alternative shall approve the location, size and FM 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 FM CE 1. In the event that the applicant is allowed to bond for the public BP, GP CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 2. An engineer's estimate of probable cost shall be submitted for review and approval by the City Engineer to determine the amount of the bond. 3. The Subdivision Improvement Agreement shall record concurrently with the Final Map. 4. The applicant shall enter into a Plan Check/Inspection agreement with the City. 5. The applicant shall acquire title interest in any off-site land that may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 6. Slope easements shall be obtained by the applicant as needed to accommodate cut or fill slopes. 7. Drainage easements shall be obtained by the applicant as needed to accommodate both public and private drainage facilities. 8. A preliminary subdivision guarantee shall be submitted for review in conjunction with the processing of the parcel map. 9. The final map shall be signed by the City Engineer prior to the map being placed on the agenda for City Council acceptance. 10. Prior to recording the parcel map, the applicant shall pay all outstanding plan check/inspection fees. 11. Prior to recording the map, the applicant shall complete all Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy improvements required by these conditions of approval. 12. Prior to recording the final map, the applicant shall set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 13. Prior to recording the final map, the applicant shall submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 14. All existing and proposed utility, pipeline, open space, or other easements are to be shown on the final/parcel map. If there are building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the final/parcel map. 15. Prior to recording the final map, the applicant shall have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 16. Prior to the issuance of building permits the applicant shall submit plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company 11. 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. 12. Before issuance of building permits, the applicant shall obtain a "Will GP, BP CE Serve" letter from AMWC for the newly created lots within the subdivision. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy 13. 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. 14. 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. 15. 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. 16. The applicant shall obtain a separate landscape -irrigation meter(s) GP, BP CE from AMWC for the common areas within the project. 17. Landscaping for the common areas shall be drought -tolerant. GP, BP CE 18. Before construction of the water system improvements, AMWC shall GP, BP CE review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following: a. Landscape irrigation meter location and size. b. Backflow prevention device type, location, and manufacturer c. Flow and precipitation rate for each circuit d. Irrigation schedules including schedules for establishment period and post establishment period e. Total anticipated water application per circuit per month for both schedules f. Total landscape water application. g. Use drip irrigation where ever possible A check valve shall be installed on the lowest head in each sprinkler circuit. Mitigation Measures Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy 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. 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. Conditions of Approval / Mitigation Monitoring Program 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. Vesting Tentative Tract Map TTM 2005-0071 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibilit y /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 3.b: Each development phase shall be conditioned to BP, GP PS, BS, CE 3.b 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. Conditions of Approval / Mitigation Monitoring Program 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. Vesting Tentative Tract Map TTM 2005-0071 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibilit y /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Section 6.5: Fugitive PM10 BP,GP 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. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. 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, 3.16.4 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 • Trommel screen Mitigation Measure 3.b.5 BP, GP BS, PS, CE, 3.b.5 Provide Transit bus stop and transit stop enhancements to serve project APCD site. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy Mitigation Measure 3.b.6 BP, GP BS, PS, CE, 3.b.6 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, 3.b.8 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.b.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, 3.16.11 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.b.13 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, 3.16.14 Provide outdoor electrical outlets to encourage the use of electric appliances APCD and tools. Mitigation Measure 3.b.15 BP, GP PS, BS, CE, 3.b.15 Use built-in energy efficient appliances. APCD Mitigation Measure 3.b.16 BP, GP PS, BS, CE, 3.b.16 Use low energy parking lot and street lights. APCD Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy BP, GP PS, BS, CE, 3.b.17 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. Conditions of Approval / Mitigation Monitoring Program 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. Vesting Tentative Tract Map TTM 2005-0071 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibilit y /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 4.e.3: Trees proposed for removal shall be replaced on BP, GP PS, BS 4.e.3 site as 15 gallon minimum size trees at a 4:1 ratio. All tree impact/replacement mitigation shall be consistent with Atascadero Municipal Code Section 9-11.105. The certified arborists report shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining 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. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. FO: Final Occupancy Mitigation Measure 4.e.4: Grading and excavation work shall be consistent BP,GP PSAS 4.e.4 with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: • All existing trees outside of the limits of work shall remain. • Earthwork shall not exceed the limits of the project area. • Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. • Vehicles and stockpiled material shall be stored outside the dripline of all trees. • 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. • 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.b.2 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. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. 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. Landscaped medians with turn pockets will be placed on EI Camino Real to control turning movements. Traffic signal or other traffic control device may be place in order to achieve Level of Service "C". 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. Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y /Monitoring Measure GP: Grading Permit PS: Planning Services 6901, 6905 EI Camino Real; 6999 Santa Ysabel Ave. BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2005-0071 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. 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. A refuge area will be placed in the median in EI Camino Real for 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. The transit stop shall have a turn out, signage and shelter 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. TO BE CONTINUTED ITEM NUMBER DATE: 10-4-05 TENTATIVE PARCEL MAP 2005-0072,5155 ESCARPA AVE. Applicant: Barak Miles, 5255 Traffic Way, Ste. 104, Atascadero, CA 93422 Owners: Jeff Hansen, P O Box 1710, Atascadero, CA 93423 Barak Miles, 5255 Traffic Way, Ste. 104, Atascadero CA 93422 Project Title: Tentative Parcel Map 2005-0072 Project 5155 Escarpa Ave., Atascadero, CA 93422 Location: (San Luis Obispo County) APN 029-161-008 Project A proposed subdivision of an existing 3.37 gross acre lot into three individual parcels of 1.0 1, 1. 15, and 1.21 Description: gross acres. The site is currently contains a single-family residence that will remain on proposed parcel 1. The parcels consist of moderate to steep slopes and contain native trees and vegetation. Onsite septic will serve the property and water is available from Atascadero Mutual Water Company. General Plan Designation: Single Family Residential (SFR -Y) Zoning District: Residential Single Family (RSF-Y) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Community Determination: Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0072 5155 Escarpa\TO BE CONTINUED.doc