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Home My WebLink AboutPC_2004-05-04_AgendaPacketCITY OFATASCADERO PLANNING COMMISSION AGENDA Regular Meeting May 4, 2004 — 7:00 P.M. City of Atascadero Pavilion on the Lake 9315 Pismo Ave. - Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Kelley Vice Chairperson Jones Commissioner Fonzi Commissioner Peterson Commissioner Beraud Commissioner O'Keefe Commissioner Porter APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes. Please state your name and address for the record before making your presentation. The Commission may take action to direct the staff to place a matter of business on a future agenda) CONSENT CALENDAR (All items on the consent calendar are considered to be routine and non -controversial by City Staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions) 1. ACCEPTANCE OF FINAL MAP 2004-0068: TPM 2003-0051 3600 MARICOPA (SHORES / WILSON LAND SURVEYS). COMMUNITY DEVELOPMENT STAFF REPORTS 2. TREE REMOVAL PERMIT 2004-0048,6350 SAN GABRIEL ROAD Request to remove one (1) Coast Live Oak tree, 48 -inches in diameter located at 6350 San Gabriel Road. 3. TREE REMOVAL PERMIT 2004-0047, HIDDEN OAKS APARTMENTS Request to remove one (1) 24 -inch and one (1) 9 -inch native Blue Oak tree. PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 4. CONDITIONAL USE PERMIT 2003-0116,2705 EL CAMINO REAL Applicant: Laughlin Development Co., 479 Pacific Street, Ste. 2A, Monterey, CA 93940, Phone: 831-655-3142 Project Title: Eme-ld Ridge Homes (CUP 2003-0116) Project 2705 El Camino Real, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-151-011 Project The proposed project consists of an application for a Conditional Use Permit to establish a 45 -unit Description: condominium development. Each unit will have a one- car garage with one additional parking space located in the private driveway. One historic Colony home exists on site and is proposed for demolition. Five (5) native Sycamore trees are proposed for removal. General Plan Designation: High Density Multi -Family Zoning District: Residential Multi -Family— 16 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Mitigated Negative Declaration is available for public review at 6905 El Camino Real, Suite Determination: 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 5. TENTATIVE PARCEL MAP 2004-0056,7287 SANTA YSABEL AVE. THIS ITEM TO BE CONTINUED TO MAY 18, 2004 Applicant: Gregory Ravatt, 1460 N. Higuera Street, #201, San Luis Obispo, CA 93401, Phone: 786-4391 Project Title: Tentative Parcel Map 2004-0056 Project 7287 Santa Ysabel Ave., Atascadero, CA 93422, San Luis Obispo County Location: APN 030-091-050 Project A proposed condominium map creating three airspace units and one common lot for three detached units Description: on a multi -family lot. The parcel is slightly sloped. Native trees are not proposed for removal. City sewer will serve the property, and water is available from the Atascadero Mutual Water Company. General Plan Designation: High Density Residential Zoning District: Residential Multi -family — 16 (RMF -16) Proposed The project qualifies for a Class 3(b) Categorical Exemption, which exempts the conversion and/or Environmental construction of small structures including multi -family projects of less than 4 units that do not otherwise Determination: create a negative impact. COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on May 18, 2004, 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 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: 1 DATE: 5/4/04 Atascadero Planning Commission Staff Report —Public Works Department Acceptance of Final Map 2004-0068 Parcel Map AT 03-0262(TPM 2003-0051) 3600 Maricopa Shores/Wilson RECOMMENDATION: Staff Recommends: Planning Commission accept Final Map 2004-0068 (Parcel Map AT 03-0262) DISCUSSION: On December 16, 2003, the Planning Commission adopted Resolution No. PC 2003-0118 approving Tentative Parcel Map 2003-0051 (Parcel Map AT 03-0262), a request to subdivide one parcel totaling 5.28 acres into two parcels of 2.51 acres and 2.57 acres, based on findings and conditions. According to Section 11-4.42 of the Municipal Code, the Planning Commission is the advisory agency charged with approval of all final maps without dedications. No offers of dedication have been made with this map. Staff has determined that the final map is consistent with approved Tentative Parcel Map. ATTACHMENTS: Exhibit A: Final Map 2004-0068 (Parcel Map AT 03-0262) Exhibit A Final Map 2004-0068 (Parcel Map AT 03-0262) 3600 Maricopa Road Shores / Wilson ITEM NUMBER: 2 DATE: 5/4/04 Atascadero Planning Commission Staff Report — Community Development Department Tree Removal Permit TRP 2004-0048 6350 San Gabriel Road Tom & Sandy Graves SUBJECT: Request to remove one (1) 48 -inch diameter Coastal Live Oak tree located at 6350 San Gabriel Road. RECOMMENDATION: Staff recommends: The Planning Commission adopt Resolution PC 2004-0046 to approve the request to remove one (1) 48 -inch Coastal Live Oak tree subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. SITUATION AND FACTS: 1. Applicant/Representative: Tom & Sandy Graves, 845 Olive Street, Paso Robles, California 93446 2. Certified Arborist: Adelaide Tree Service, 7865 Sinaloa Avenue, #B Atascadero, California 93422 3. Project Address: 6350 San Gabriel Road, Atascadero, California 93422; APN 028-192-058 ANALYSIS: The applicant is proposing to remove one (1) 48 -inch Coastal Live Oak tree on property that is zoned Residential Suburban (RS). The applicant recently applied for, and was issued, a Building Permit with Precise Plan approval. A Precise Plan was required based on the necessary grading cuts that were needed for the proposed project. At the time of Precise Plan review, the applicant designed the project so that tree removal would not be necessary. In the initial Arborist's report (copy attached), the tree in question TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: 2 DATE: 5/4/04 was identified as having "heart rot fungus." However, because the tree provided a focal point for the property, the Arborist recommended "careful trimming" and treatment to maintain the tree, until replacement trees could be established. Upon closer inspection of the tree, the Arborist is now recommending removal of the tree as it has declined to a point that it could be hazardous to the people working on the project. The City of Atascadero's Tree Ordinance requires that mitigation for native tree removals be implemented as a condition of approval. Staff has discussed mitigation requirements and options with the applicant based on the City's mitigation formula. The mitigation requirements result in the planting of 8 5 -gallon trees (or a combination of 15 -gallon and 5 gallon trees) or payment of $400.00 into the tree mitigation fund. The applicant would be required to pay mitigation fees prior to removing the diseased tree, or replanting prior to final inspection of the project under construction. FINDINGS: Pursuant to the Tree Ordinance (Ordinance No. 214), "decisions on native tree removals of 24 -inch dbh-size or larger shall be made by the Planning Commission." In considering any tree removal request, at least one of the required findings must be made. Staff has identified finding #1 as appropriate for the application request. The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an Arborist; CONCLUSION: Staff finds that the tree is dead, diseased or injured beyond reclamation and poses a potential hazard, as certified by a certified arborist. PREPARED BY: Kerry Margason, Associate Planner ATTACHMENTS: Attachment 1: Site Plan Attachment 2: Arborist Report Attachment 3: Arborist Adendum Attachment 4: Site Photo Attachment 5: Draft Resolution PC 2004-0046 Exhibit A: Conditions of Approval TRP 2004-0048 6350 San Gabriel.PC-SR.doc Attachment 1 Site Plan 6350 San Gabriel ITEM NUMBER: 2 DATE: 5/4/04 -I► (:4Djiseased Tree to be Removed E0 ( 2 LID Wm7 TRP 2004-0048 6350 San Gabriel.PC-SR.doc Attachment 2 Arborist Letter AdchtW Free Service 7865 Sinohw Ave R Af aaeadeno, Ca 03422 (803)466.2636 Lic-4 M3377 10: City ofAtagoaMil, Torn Graves Prom lklvid Young Reprdaf$. 'free Protection Plan Pale: Fellrtauy 28. 2[10.1 INTRODUCTION: ITEM NUMBER: 2 DATE: 5/4/04 RECEIVED COMtaUlfrY nClitngBri lhis report ptnvidca a tree protection plrn for the prolxsxd devekoprtrnt hscated at L'ot 1 of"I'lM 2000.2001 APN: 054-192-M. 6750 San Gabriel Rd. in the City of Atavardero, Ca On the 1'ulluwati pavex regi a svrrrrary of pile lianNecr oh.enuliom, tree involtoly rMOmmefYlatims mad soyrt_stiofm to the developer SUMMARY: the pmv"W development oonxe a of the enmtruetion of a xi%laMrily residcacc with tntttgc. '11)c prolicay i, located on the West side of Ata+ralenr with a down sbpc to til Fml side .,!'tile property. I here dw approxilnitcly tca smk trnuc kkalal on the property with no other protected segctali0n Thrsr orals procik nary minirml ctuulpy coreK artd rte 6npact of this proicel on Ili: p> ikv irms is :a1 a r+inimurn. 1MF:RVATION& fhc trees arc IocoW on a medium Last being slope. There is very minimal canopy cover OW4413181 bye lnk (Oucartu%nerifplrpt) ranging ill DT11I Mill tllr lads ort lacing 53' orltl the srnalkv hrptW 12'. No other praocted nepctalan at looted on ill. property land the dull' layer eumi-aus of :1ltlnte native g m%lcs. The :a>H Omasixts ofsduk w eh a cowrin` of truly mulch. Sesenil od'th¢ troec on this property orhihit sign of haat tut fungus lArnli cwA mcllcal and the owner lux been mak assnry ol'thei• condition argil future IreArnrntc that n% b. avallable to him to crane and nminlatn tho health orthesc mons until MplaOercent trees cap he eanNislsad. Trot A I Nfx:c ially is intvtlod with Ibis haxgus thorn a limb failure. All of ilR trees kx; uad on this property arc %lonfideted to tt: 'fri%v' ttcc% and will not be ifnpxtaf by this project 1'tty gmener impact on this project will ho loam equipment heire uocei during the Csursc of svnituc(iun. Pkaw comider the following occommvndatluts pruviJal below iv pfwrnolcc the heath and xnrcly of Ihosr tragic. RITOM111MVIDATIONse 1, 1 vwk 011'911 nxx 7nrRs o minimum of 6' kct from lweo of drvas. .'. Any fetaining walls ckntrr than d' from Otte hfaw of oily tom sbould be hand dug wferesl.•r pn:rsible to avuid danikkc to any port of the rod system i Iktiigrlmc a pkux, mvoy from trite anal uNde the pnotoetive fir cc, to store or ataek ntncrialx, including soil t Designate a place, rather than larder or near the hast orally tree to park eaugxncnt and store tmtcritals Dirt" nnda •htxild fx dnpnxsxl ofaa wle neral anal. 5. pruning should he dote fly a 1%rmsed mhorisf. ncc%c tracs +Mould be primed to rcli—: weight std plotta)lc hcahhy new growth. All csdx slpuuU Ir rnxic nui<%lc Ihr brunch ftrk c.d lar to (•tumolc quick hcalirW of culx. TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: 2 DATE: 5/4/04 TREE, INVENTORY All trees listed are Coastal live oak (Quercus agrifolia) #1 Coastal Live DBH= 48" tree condition is questionable due to significant decline caused by heart rot fungus. #2 Coastal live DBH= 16" tree condition is good #3 Coastal live DBH= 12" tree condition is good #4 Coastal live cluster average DBI1 12" tree condition is fair. Some smaller trees exhibiting slow growth due to lack of sun. #5 Coastal live DBH = 54" tree condition is good #6 Coastal live cluster average DBH 16' tree condition is fav, again some of the smaller trees exhibit slow growth due to lack of sun. Tree #1 tends to be the focal point of this property. Although it exhibits decline due to heart rot fungus, with careful trimming and treatment it will continue to maintain growth until replacement trees can be established. 'there will be a 3' retaining wall constructed outside the dripline and as long as all suggestions are taken into consideration there should be no negative impact on this tree. In the areas where there are clusters of trees the canopy should be reduced in order to allow the natural light to get through to the smaller trees thereby promoting strong growth. TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: DATE: 5/4/04 SUGGESTIONS TO DEVELOPER Listed below are several suggestions that will help in avoiding damage to the oaks on this property. Coastal live oaks such as these are fragile and react to significant alterations in their root systems, such as changes in soil levels or alteration in water availability. These trees are already in a fragile state due to the infestation of heart rot fungus. Changes in soil levels alter available oxygen intake through the soil. Soil compaction also affects oxygen and water availability. Damage to roots can cause root rot fungus and speed the decline due to heart rot fungus. The main root structure of live oaks lies within the area under the crown or dripline, however, the feeder roots often extend further away from the dripline. Leaning oaks will have a displaced root system and tend toward the uphill side of the tree. RECOMMENDATIONS: I. Fence off to avoid damage to roots and trunk. Fences should be sturdy and visible and extend away from the base of the tree a minimum of 6 feet. 2. Designate places for equipment, supplies, etc. to be stored or parked away from the tree root systems. 3. When cutting roots, cut them cleanly, not ripping or tearing them, to encourage the healing process. A handsaw or sawzall works well. 4. Minimize removing top soil, or building up of topsoil within the root cones of oaks. 5. Do not pile dirt or debris against the trunk of any tree. Thank you for taking into consideration these simple recommendations. If you have any questions please feel free to call. Davi Adelaide Tree Service TRP 2004-0048 6350 San Gabriel.PC-SR.doc Attachment 3 Arborist Addendum ITEM NUMBER: 2 DATE: 5/4/04 �P-� Zook- oa�j PPN �.003-or�8 7865 Sinaloa Ave B Atascadero, Ca. 93422 (805)466-2636 Lic. # 803377 To: City of Atascadero Tom Graves From: David Young Regarding: Tree Protection Plan Date: April 20, 2004 RECEIVED APR 2 1 2004 COM LINIrf DEVELOPMENT This letter will serve as an amendment to the Tree Protection Plan dated February 28,2004. I recently had the chance to make a closer observation of tree #I located at the proposed project at 6350 San Gabriel Rd. in the City of Atascadero. The recommendations made in the previous report stated that with careful maintenance the tree would survive until a replacement tree could be established. Upon further observations the discovery of a den of ground squirrels nesting under the tree leads me to believe the health of this tree has been compromised to the extent that removal would be encouraged. A large portion of the root structure has been incorporated into the squirrel den and will only worsen with time. This tree may not survive for an extended period of time and will cause a hazard to persons working on this project. If you have any questions, please call me. Da Young Adelaide Tree Service (805)466-2636 TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: DATE: 5/4/04 Attachment 4 Site Photos TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: 2 DATE: 5/4/04 Attachment 5: Draft Resolution PC 2004-0046 Tree Removal - TRP 2004-0048 DRAFT RESOLUTION PC 2004-0046 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A TREE REMOVAL PERMIT TO ALLOW THE REMOVAL OF ONE NATIVE OAK TREE LOCATED AT 6350 SAN GABRIEL ROAD (TRP 2004-0048/Graves) WHEREAS, an application for a Tree Removal Permit has been received from Tom and Sandy Graves, 845 Olive Street, Paso Robles, California 93446, to allow the removal of one native oak tree located at 6350 San Gabriel Road; and, WHEREAS, the proposed project is located within the Residential Estate (RE) land use designation of the City of Atascadero's General Plan Land Use Diagram; and, WHEREAS, the proposed project is located in the Residential Suburban (RS) zoning district; and, WHEREAS; the Planning Commission reviewed the proposed Tree Removal application on May 4, 2004, at 7:00 p.m. in the Lake Pavilion located at 9315 Pismo Avenue and considered testimony and reports from staff, the applicants, and the public; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an Arborist; SECTION 2. Approval. The Planning Commission hereby approves Tree Removal Permit 2004-0048 subject to the following Conditions and Exhibits: Exhibit A: Conditions of Approval TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: 2 DATE: 5/4/04 On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: Attest: Warren M. Frace Planning Commission Secretary CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson the TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: DATE: 5/4/04 Exhibit A: Conditions of Approval Tree Removal - TRP 2004-0048 Conditions of Approval Timing Responsibility TRP 2004-0048 /Monitoring PR: Prior to Removal BL: Business License PS: Planning Services BP: Building Permit BS: Building Services TO: Temporary Occupancy FD: Fire Department F0: Final Occupancy PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. Prior to removal of the tree, the applicant shall pay PR PS the tree mitigation fees or the applicant shall submit a replanting plan, for review and approval by the Community Development Department. The replanting plan shall be for eight (8) 5 -gallon native trees or a combination of 15 -gallon and 5 -gallon trees equal to the required eight 5 -gallon trees. All replanting shall be done prior to final inspection for the construction project. 2. The replacement trees shall be monitored for a 1- FO PS year period and maintained as specified by a certified arborist to insure the trees become well established. Fee Mitigation Table TRP 2004-0048 6350 San Gabriel.PC-SR.doc Evergreen Native Trees (inches) ITEM NUMBER: DATE: Deciduous Native Trees (inches) I dbh notes dbh notes 1 48 -inches Coastal Live Oak 1 2 2 3 3 4 4 5 5 6 6 Total 48 -inches Total 0 -inches Mitigation Requirement Tree Fund Payment: $ 400.00 Tree Fund Payment: $ 2 5/4/04 Totals 48 -inches TRP 2004-0048 6350 San Gabriel.PC-SR.doc Replacement Mitigation Form Evergreen Native Trees (inches) dbh notes 1 48 -inches Coastal Live Oak 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Total 48 -inches Mitigation Requirement req'd tree replacements: 8 five gal trees ITEM NUMBER: 2 DATE: 5/4/04 Exhibit A: Conditions of Approval Tree Removal - TRP 2004-0048 Deciduous Native Trees (inches) dbh notes 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Total 0 -inches req'd tree replacements: 0 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 fifteen gal trees 0 fifteen gal trees 0 box trees (24") 0 box trees (24") Remaining Mitigation 0 five gal trees Tree Fund Payment: $ Remaining Mitigation 0 five gal trees Tree Fund Payment: $ Totals 48 -inches 0 five gal trees 0 fifteen gal trees 0 box trees (24") 0 five gal trees TRP 2004-0048 6350 San Gabriel.PC-SR.doc ITEM NUMBER: 3 DATE: 5/4/04 Atascadero Planning Commission Staff Report — Community Development Department Tree Removal Permit TRP 2004-0047 (Hidden Oaks Apartments: Little) SUBJECT: Request to remove one (1) 24 -inch and one (1) 9 -inch native Blue Oak tree. RECOMMENDATION: Staff recommends: The Planning Commission adopt Resolution PC 2004-0047 to approve the request to remove one (1) 24 -inch and one (1) 9 -inch native Blue Oak tree subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. SITUATION AND FACTS: 1. Applicant/Representative 2. Certified Arborist: 3. Project Address: ANALYSIS: Gaylen Little, 941 Buena Fortuna Circle, Atascadero, CA 93422 Steven Alvarez, 802 Paso Robles Street, Paso Robles, CA 93446 Hidden Oaks Apartments, Buena Fortuna Circle #913 & #627, Atascadero, CA 93422 APN 045-321-023 The applicant is proposing to remove two native Blue Oak trees, one 9 -inch and the other 24 - inch, on property that is zoned Residential Multi Family -16 (RMF -16) within the Hidden Oaks Apartment complex. According to the project arborist, the 24 -inch oak tree is 100% dead and contains severe beetle infestation, whereas, the placement of the 9 -inch oak tree interferes with the apartment structure and utilities (Attachment 1). The City of Atascadero's Tree Ordinance requires that mitigation for native tree removals be implemented as a condition of approval. Staff recommends the on-site planting of seven (7) 15 -gallon native Blue Oaks to mitigate the tree removals. TRP 2004-0047 Buena Fortuna.PC-SR.doc ITEM NUMBER: 3 DATE: 5/4/04 DECIDUOUS NATIVE TREE REMOVAL # INCHES TYPE CONDITION LOCATION 1. 24" BLUE OAK DEAD UNIT 913 2. 9" BLUE OAK POOR UNIT 627 MITIGATION: REPLANT (7) 15 GALLON NATIVE BLUE OAK TREES OR PAY $1,100 IN TREE MITIGATION FUND TABLE 1: NATIVE TREE REMOVAL MITIGATION FINDINGS: Pursuant to the Tree Ordinance (Ordinance No. 214), "decisions on native tree removals of 24 -inch dbh-size or larger shall be made by the Planning Commission." In considering any tree removal request, one of the required findings must be made. Staff has identified finding (a) and (c) as appropriate for the application request. A.) The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an Arborist; and C.) The tree is interfering with existing utilities and/or structures, as certified by a report from the Site Planner. CONCLUSION: Staff finds that the trees proposed for removal meet the requirements as shown in Finding A and C. This finding has been certified by the Community Development Department, and meets the required findings for removal. PREPARED BY: Lisa Wilkinson, Assistant Planner ATTACHMENTS: Attachment 1: Arborist Photos Attachment 2: Permit Application Form Attachment 3: Draft Resolution PC 2004-0047 Exhibit A: Conditions of Approval TRP 2004-0047 Buena Fortuna.PC-SR.doc ITEM NUMBER: DATE: 5/4/04 TRP 2004-0047 Buena Fortuna.PC-SR.doc Attachment 7 Arborist Photos ITEM NUMBER: DATE: 5/4/04 TRP 2004-0047 Buena Fortuna.PC-SR.doc :r ITEM NUMBER: DATE: 5/4/04 Attachment 2 Permit Application Form 6.2 -7 Reason for Removal: -u/f Gs el Site Address: H' (W'L List all tines to be removed: SPECIES SIZE (dbh) NUMBER TO BE COLNDITION OF TRJEE REAiO'ED Z. t 3. -t. 15. to Property owner certifies that they have read and understood Ataseadero ?Municipal Code Section 9-11.105. Tree removal is not to facilitate future development. .x plot plan shall be included showing all proposed improvements on the property, trees to be removed, and trees to remain. The trees shall correspond withthe numbers above. S gn re of Prope Owner" Date Signature of CertiIIed Ar Date g i of cadero Date Certification #: Cor cni partment 6500 Palma Ave., Atascadero, CA 93422 (805) 46i-5035 fax: 461.5036 TRP 2004-0047 Buena Fortuna.PC-SR.doc ITEM NUMBER: DATE: 5/4/04 Attachment 3: Draft Resolution PC 2004-0047 Tree Removal - TRP 2004-0047 DRAFT RESOLUTION PC 2004-0047 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A TREE REMOVAL PERMIT TO ALLOW THE REMOVAL OF TWO NATIVE OAK TREES LOCATED AT THE HIDDEN OAKS APARTMENTS. (TRP 2004-0047/Little) WHEREAS, an application for a Tree Removal Permit has been received from Gaylen Little, 941 Buena Fortuna, Atascadero, CA 93422, to allow the removal of two native oak trees located at Unit 627 and 913; and, WHEREAS, the proposed project is located within the High Density Residential (HDR) land use designation of the City of Atascadero's General Plan Land Use Diagram; and, WHEREAS, the proposed project is located in the Residential Multi Family -16 (RMF -16) zoning district, and, WHEREAS; the Planning Commission reviewed the proposed Tree Removal application on May 4, 2004, at 7:00 p.m. in the Lake Pavilion located at 9315 Pismo Avenue and considered testimony and reports from staff, the applicants, and the public; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: A. The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an Arborist; and C. The tree is interfering with existing utilities and/or structures, as certified by a report from the Site Planner. SECTION 2. Approval. The Planning Commission hereby approves Tree Removal Permit 2004-0047 subject to the following Conditions and Exhibits: Exhibit A: Conditions of Approval On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: TRP 2004-0047 Buena Fortuna.PC-SR.doc ITEM NUMBER: DATE: 5/4/04 AYES: (0) NOES: (0) ABSENT: (0) ABSTAIN: (0) ADOPTED: Attest: Warren M. Frace Planning Commission Secretary CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson TRP 2004-0047 Buena Fortuna.PC-SR.doc ITEM NUMBER: DATE: 5/4/04 Exhibit A: Conditions of Approval Tree Removal - TRP 2004-0047 Conditions of Approval Timing Responsibility TRP 2004-0047 /Monitoring PR: Prior to Removal BL: Business License PS: Planning Services BP: Building Permit BS: Building Services TO: Temporary Occupancy FD: Fire Department F0: Final Occupancy PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. The applicant shall replant seven (7) 15 -gallon PR PS native Blue Oak trees onsite. 2. The location of the seven trees shall be approved by PR PS the project arborist and documented by a letter to the City Planning Division. 3. No tree removals shall be allowed prior to the PR PS issuanc:: n approval letter. TRP 2004-0047 Buena Fortuna. PC-SR.doc ITEM NUMBER: 4 DATE: 5/4/04 Atascadero Planning Commission Staff Report — Community Development Department Emerald Ridge Homes Conditional Use Permit 2003-0116, (Condominium) Tentative Tract Map 2003-0039 (2705 EI Camino Real / Laughlin Development Co.) SUBJECT: The proposed project consists of an application to construct a 45 -unit condominium development to include 16 one -bedroom units, 9 two-bedroom units, and 20 three- bedroom units, parking, landscaping, and common open space areas. The project is located at 2705 EI Camino Real on a 2.66 -acre size within the Residential Multi - Family Zoning District and High -Density Residential General Plan Designation. RECOMMENDATIONS: Staff Recommends: Planning Commission: 1. Adopt Resolution PC 2004-0049 certifying Proposed Mitigated Negative Declaration 2004-0014, and 2. Adopt Resolution PC 2004-0050 approving the Master Plan of Development (CUP 2003-0116) approving the project with the maximum allowable density of 42 units based on findings and subject to Conditions of Approval and Mitigation Monitoring, and 3. Adopt Resolution PC 2004-0051 approving Tentative Tract Map 2003-0039 with the maximum allowable density of 42 airspace condominium units based on findings and subject to Conditions of Approval and Mitigation Monitoring. ITEM NUMBER: 4 DATE: 5/4/04 SITUATION AND FACTS: 1. Applicant / Representative: Peter Laughlin 479 Pacific Street, Suite 2A, Monterey, CA 93940 2. Project Address 3. General Plan Designation 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Status DISCUSSION: Summary 2075 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-011 General Plan Designation: High -Density Residential (16 units/acre) RMF -16 (Residential Multiple Family) 2.66 acres Single Family Residence Proposed Mitigated Negative Declaration 2004-0014 The proposed project is a 45 -unit condominium development consisting of eight 5 -unit buildings connected by pedestrian pathways, landscaping, and common open space areas. The maximum density permitted by the General Plan and Zoning Ordinance is 42 units. The applicant is requesting a 3 -unit density bonus for a total of 45 units under General Plan policy 2.1.2. Staff is not recommending the bonus as analyzed below. Project Summary Table Lot Area 2.66ac Building coverage 42,400 sq. ft. (not to exceed 50%) 36.6% Parking Spaces 101 total Private Garages 45 Tandem spaces 45 Guest 11 Proposed Unit Count One -bedroom 16 units Two bedroom 9 Three bedroom 20 Total units 45 Background Pro .led site: Highway 101 2705 El Camino Real El Camino Real ITEM NUMBER: DATE: Surrounding Land Use and Setting: North: High Density Residential South: Residential Suburban East: Residential Suburban West: Commercial Park 4 5/4/04 The General Plan and Zoning Ordinance identifies the project site, along with adjacent properties to the north as High -Density Residential with a maximum density of 16 dwelling units per acre. Properties to the south and east are zoned as Residential Suburban with a minimum lot size of 2.5 acres. The General Plan further identifies properties to the west along the opposite side of EI Camino Real as Commercial Park. A Conditional Use Permit is required for all multi -family projects that propose 12 units or more. This proposed Master Plan of Development incorporates site development standards and appearance review, including architecture, landscaping, and site design. Appearance Review The project site has been designed to incorporate pedestrian pathways and common open space areas throughout the 45 -unit condominium development. The project has includes a total of 8 buildings containing one story and two story condominium units. Per ordinance requirements, each unit will have one covered parking space and all units will have access to the proposed open space areas. The buildings have been conditioned to utilize colors and materials that blend with the neighborhood (Condition PD 6). Appearance Density Bonus Request The applicant is requesting to exceed the maximum allowable density for the project site through the provisions of General Plan policy 2.1.2 related to architecturally superior design that exceeds the minimum standards set forth through appearance review guidelines. As analyzed below, staff does not concur with this request. A density bonus is available for architecturally superior project design in accordance with General Plan policy LOC 2.1.2. The policy allows `the Planning Commission to ITEM NUMBER: 4 DATE: 5/4/04 grant up to a 15% density bonus for attached multi -family projects of exceationallv_hiah design aualitW'. The requested density bonus would supplement the site's maximum allowable density of 42 units and allow for an additional 3 units to be included in the project's scope. Staff has worked with the applicant to upgrade the project architecture; however, as currently proposed, it is staffs opinion that although the architecture meets the minimum appearance review standards, it does not merit a density bonus for "exceptionally high design quality" for the following reasons: ■ Repetitive architecture ■ Minimal Landscaping ■ Minimized landscape buffers ■ No recreational amenities ■ Significant grading ■ No design details provided for retaining walls, landscape walls, project fencing ■ Removal of Colony house Staff does not recommend Planning Commission find that the project provides exceptionally high quality architecture that exceeds the minimum requirements in order to qualify for the 15% density bonus and exceed the maximum density established by zoning. The project conditions of approval allow project approval with the maximum allowable density of 42 units (Condition PD 6 / TTM 8). Architecture, Materials, Color The proposed multi -family buildings are designed to include clapboard siding with traditional window placements, wood railing along the upper balconies, and wood trellis elements over the upper floor unit entrances. Roof forms, eve brackets, and deep earth tone colors have been selected to emphasize a residential craftsman -type architectural appearance. Garage doors will be of architectural grade and will incorporate decorative window elements. Rear private patios incorporate covered porches and access to shared open space areas. Dark earth -toned colors beige and taupe color combinations are conditioned to be utilized throughout the project. Staff has included a condition that accent colors be integrated to create visual variety throughout the proposed development (Condition PD 11). Roof color has been conditioned to be complimentary to the building colors and be of architectural grade material. All trash storage, recycle storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. Each community trash enclosure is designed to accommodate both trash and recycling and will be designed to utilize a dark color split faced block with solid corrugated metal doors (Condition PD 12). A condition has been added that the applicant provide a minimum of 3 design variations throughout the project to include varied roof forms, patio cover elements, porch and balcony columns, garage doors, gable vents, and front doors (Condition PD 6). Building Elevations �i Ertl it ■ ■ l\ - r� Nr;'1..,,_ _A-11 011 X11 0 Landscape Design ITEM NUMBER: 4 DATE: 5/4/04 .z '20- Ali �.. The project has been designed to retain two mature oak trees and incorporate shade trees throughout the parking and common open space areas. The EI Camino Real frontage includes regularly spaced street trees within a landscape parkway and a low decorative landscape retaining wall inset from the front property line. Pavers are incorporated into all tandem parking spaces in front of garages and into the shared parking court in front of building "E". The Council has adopted a policy requiring a 20 -foot visual landscape buffer between all higher density developments and adjacent large -lot single-family properties. The proposed project provides a 20' setback along the east property. Staff has conditioned that the retaining wall along the eastern edge of the property be inset a minimum of 10 feet to provide for landscaping at grade level with the adjacent large -lot single-family property to satisfy the City Council policy (Condition PD 8). Along the southern property line, a 10 -foot setback is proposed, which is inconsistent with current Council policy. r F ITEM NUMBER: 4 DATE: 5/4/04 Bordering Multi- family: 10 foot buffer proposed Bordering Residential Suburban: 20 foot buffer proposed Bordering Residential Suburban: 10 foot landscaping proposed. The applicant feels that the landscape design as proposed is sufficient to buffer the project from adjacent properties. Staff notes that approval of the maximum allowed site density of 42 units would allow the project to provide additional buffering along the southern project edge and would create greater opportunities for recreational amenities including additional common open space with a possible tot -lot or community gathering space. The proposed landscape plan includes a mixture of evergreen shrubs and deciduous trees along the south property line with live oaks along the east property line. A condition has been added that the landscaping include evergreen trees along the property boundaries to provide a more effective visual buffer (Condition PD 8). Fencing for the private patio areas is conditioned to be high quality solid wood a maximum of 4 feet tall and shall be constructed of materials complimentary to the architectural style of the proposed buildings (Condition PD 9). Due to the topography of the site, several retaining walls are required to be incorporated into the site design. A condition has been included that the walls include architectural split face block or similar material (Condition PD 9). Perimeter fencing has also been conditioned to be solid wood fencing with the upper 2 -foot of a semi -transparent design. Site Plan, Circulation, Parking The site plan has been designed to incorporate a series of two-story attached multi- family buildings branching from a shared driveway. Circulation improvements include ITEM NUMBER: 4 DATE: 5/4/04 complete street frontage improvements along EI Camino Real including a detached sidewalk and landscaped parkway. One access drive is proposed off of EI Camino Real. The project provides a total of 101 parking spaces as required by code (See table below). 45 of the spaces will be provided in single -car private garages for each unit. 45 additional spaces are provided as tandem spaces in front of each garage and 11 guest spaces are provided on-site with a majority of the spaces located toward the eastern portion of the site. Site Drainage The site is moderately sloped to the west. Underground storm water detention basins have been incorporated into the shared driveway area. Detention basins have been designed to hold on-site storm water for short durations during and immediately after 50 -year storm events. Wastewater The project will be connected to City sewer in EI Camino Real. Historic Resources The existing residence is identified as a historic Atascadero colony home. The structure appears to be in its original location and configuration. Based on a historic resource inventory and preliminary evaluation prepared by a qualified professional (Attachment B, Exhibit G), the following observations and recommendations have been documented: "While the colony home was one of the original 200 homes to be constructed after the founding of the Colony, the home does not represent the most unique or significant architecture of the Colony. It is not centered within a district of many Colony homes, nor does it feature a connection with a resident that was originally part of the grand scheme or part of the enterprises that were a basis or part of the planned Colony." Based upon the above -stated observations and recommendations, it is staff's opinion that the subject property does not require additional research or documentation, and the # of units Required spaces Parking Spaces Provided One Bedroom Units 16 1.5 24 Two Bedroom Units 9 2 18 Three Bedroom Units 20 2.5 50 Guest Parking 45 1/5 units 9 Total Parking spaces required 101 Site Drainage The site is moderately sloped to the west. Underground storm water detention basins have been incorporated into the shared driveway area. Detention basins have been designed to hold on-site storm water for short durations during and immediately after 50 -year storm events. Wastewater The project will be connected to City sewer in EI Camino Real. Historic Resources The existing residence is identified as a historic Atascadero colony home. The structure appears to be in its original location and configuration. Based on a historic resource inventory and preliminary evaluation prepared by a qualified professional (Attachment B, Exhibit G), the following observations and recommendations have been documented: "While the colony home was one of the original 200 homes to be constructed after the founding of the Colony, the home does not represent the most unique or significant architecture of the Colony. It is not centered within a district of many Colony homes, nor does it feature a connection with a resident that was originally part of the grand scheme or part of the enterprises that were a basis or part of the planned Colony." Based upon the above -stated observations and recommendations, it is staff's opinion that the subject property does not require additional research or documentation, and the ITEM NUMBER: 4 DATE: 5/4/04 property is not eligible for listing on the California Register of Historic Resources. The provided documentation is consistent with mitigation required through CEQA. Tree Protection / Removal The project proposal includes off-site public improvements as part of the traffic mitigation plan. The off-site widening and improvement of the EI Camino Real frontage will require the removal of 1 native live oak tree. The applicant is proposing the installation of 12 15 -gallon live oak trees as part of the on-site landscaping, which counts towards mitigation for the removal consistent with the Atascadero Native Tree Ordinance. Five (5) additional native trees consisting of California sycamores, live oaks, and valley oaks are located within the planned landscape parkway within the EI Camino Real right-of-way. A condition has been added that all site work within the vicinity of any native tree to be retained be monitored by a certified arborist and that the existing trees within the right-of-way be retained if possible (Condition PD 14). Tentative Tract Ma As previously identified, staff recommends the approval of the maximum allowable density of 42 units (Condition TTM 8) which allows the below stated findings to be made. A Tentative Tract Map is proposed to create individual for sale condominium units. As conditioned, the underlying parcel will remain undivided with 42 airspace units created with the proposed map. Each unit will retain exclusive use of the private patio areas and a homeowners association will be created to ensure the continued maintenance of common facilities. The Planning Commission must make the following seven findings to approve a Tentative Tract Map: 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. 5. The map is consistent with the character of the immediate neighborhood. 6. The design of the condominium map will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. The proposed condominium map design and type of improvements proposed will not cause serious public health problems. ITEM NUMBER: 4 DATE: 5/4/04 Conditional Use Permit 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 Multi -Family Residential designation of the Plan and General Plan Land Use Element Policy 1.1.2, and Housing Element Policy 4.3. The project, as conditioned, provides an infill development opportunity consistent with smart growth principles set forth in the General Plan. The project is located along the EI Camino Real corridor and will create housing opportunities within the City's urban core. 2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance. Staff Comment: As conditioned, the project satisfies all minimum Zoning Code requirements. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed residential project will not be detrimental to the general public or working persons health, safety, or welfare. 4. 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 be consistent with existing development along EI Camino Real. Landscape buffers have been incorporated into the project design along the east and south property lines ranging between 10 and 20 feet in width. 5. The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the ITEM NUMBER: 4 DATE: 5/4/04 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. The project as conditioned, allows for a base density of 42 units on the project site. The applicant has agreed to provide full improvements of EI Camino Real. General Plan Consistency Implementing General Plan programs requires appearance review of architectural design, materials, street trees, and landscaping to ensure consistency with existing neighborhood character and planned future growth patterns. The General Plan also requires that projects incorporate architectural themes into the site and building design. The project as proposed meets a number of General Plan policies related to infill development, affordable housing provisions, and smart growth. Land Use Policy 1.1 supports "guiding new development into the Urban Core" calling for infill development which conforms to the historic Colony land use patterns of the City. The project as conditioned will focus high-density residential development along the EI Camino Real Corridor in an area of existing higher density developments and commercial uses. General Plan Policy LOC 2.1.5 supports attached multi -family developments on prime multi -family sites throughout the City. Based on qualifying factors set forth in the General Plan, this site qualifies for prime multi -family status. General Plan Housing Policy 1.1 supports the production of new housing "to meet the needs of all household types". Although General Plan policy LOC 2.1.2, the permitted residential base density of 42 units may be supplemented by a 15 percent density bonus allowance, as requested, for the provision of architecturally superior design, it is staff's opinion that the project meets the minimum appearance review standards for multi -family development but does not merit the specific findings for architecturally superior design and the associated density bonus provision. In staff's opinion the project, as conditioned, is consistent with the smart growth goals and policies of the Land Use Element and the Housing Element. The Planning Commission must also find that the project presents a superior level of architectural design in order to grant the requested density bonus and allow the proposed additional 3 units. Proposed Environmental Determination Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public agencies and interested members of the public on March 31, 2004. The environmental analysis identified concerns regarding potential impacts to historic resources, aesthetics, and biological resources. Mitigation measures pertaining to the project design, right-of-way improvements, and colony home demolition are included. A finding ITEM NUMBER: 4 DATE: 5/4/04 is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures and conditions of approval. Staff is recommending the Commission certify Proposed Mitigated Negative Declaration 2004-0014. CONCLUSION: The proposed project as conditioned, is consistent with General Plan policies and the minimum requirements set forth in the Atascadero Municipal Code, as analyzed within this staff report. Staff notes that the buffers provided do not meet standards set forth by the City Council. In addition, the Planning Commission must find that the architectural design exceeds minimum requirements to allow the requested 3 additional units through the density bonus provision set forth in the General Plan. It is staff's opinion that the proposed project, as conditioned with the maximum allowed density of 42 units, allows the Planning Commission to make all of the required findings for approval of a multi- family development at this site. ALTERNATIVES: 1. The Commission may make 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 Residential Multi -Family. The Commission must 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 2004-0049 Attachment 3: Draft Resolution PC 2004-0050 Attachment 4: Draft Resolution PC 2004-0051 Attachment 1: Location Map, General Plan and Zoning Highway Zoning • RMF -16 General Plan Designation: High Density residential ITEM NUMBER: 4 DATE: 5/4/04 Project site: 2705 El Camino El Camino ITEM NUMBER: 4 DATE: 5/4/04 ATTACHMENT 2: Draft Resolution PC 2004-0049 Approval of Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2004-0049 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO CERTIFYING PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0014 PREPARED FOR MASTER PLAN OF DEVELOPMENT (CUP 2003-0116) APN 049-151-011 (2705 El Camino Real / Laughlin Development Co.) WHEREAS, an application has been received from Laughlin Development Company (479 Pacific Street, Suite 2A, Monterey, CA 93940), applicant and property owner, to consider a project consisting of a multifamily condominium development located at 2705 El Camino Real (APN 049-151-011); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004-0014 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on May 4, 2004 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero, hereby resolves to recommend that the City Council certify Proposed Mitigated Negative Declaration 2004-0007 based on the following Findings as shown on Exhibit A: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, 3. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 4. The project will not achieve short-term to the disadvantage of long-term environmental goals. ITEM NUMBER: 4 DATE: 5/4/04 5. The project does not have impacts, which are individually limited, but cumulatively considerable. 6. The project will not cause substantial adverse effects on human beings either directly or indirectly. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 5/4/04 EXHIBIT A: Draft Mitigated Declaration 2004-0014 CUP 2003-0116/TTM 2003-0039 ITEM NUMBER: 4 DATE: 5/4/04 ATTACHMENT 3: Draft Resolution PC 2004-0050 Approval of Conditional Use Permit DRAFT RESOLUTION PC 2004-0050 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING MASTER PLAN OF DEVELOPMENT (CUP 2003-0116) APN 049-151-011 (2705 El Camino Real / Laughlin Development Co.) WHEREAS, an application has been received from Laughlin Development Company (479 Pacific Street, Suite 2A, Monterey, CA 93940), applicant and property owner, to consider a project consisting of a multifamily condominium development located at 2705 El Camino Real (APN 049-151-011); and, WHEREAS, the site's General Plan Designation is HDR (High -Density Residential); and, WHEREAS, the site's current zoning district is RMF -16 (Residential Multiple -Family); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on May 4, 2004, studied and considered the Master Plan of Development (CUP 2003-0116), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Master Plan of Development. The Planning Commission finds as follows: 1. The proposed project is consistent with the General Plan; and, 2. The proposed project satisfies all applicable provisions of the Zoning Ordinance; and, The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in this particular case, be detrimental to the ITEM NUMBER: 4 DATE: 5/4/04 health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and, 5. The proposed 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 the full development in accordance with the Land Use Element. SECTION 2. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: 1. The trees were obstructing proposed improvements that could not be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department. SECTION 3. Approval of Conditional Use Permit. The Planning Commission does hereby approve Conditional Use Permit 2003-0116 to establish a multifamily condominium development at 2705 El Camino Real. (APN 049-151-011), consistent with the following Exhibits: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Phn EXHIBIT C: Grading and Drainage Plan / Grading Sections EXHIBIT D: Landscape Plan EXHIBIT E: Elevations and Conceptual Floor Plans EXHIBIT F: Community Mail Center Design / Fencing Design EXHIBIT G: Materials Board EXHIBIT H: Historic Survey and Analysis EXHIBIT 1: Project Statistical Summary ITEM NUMBER: 4 DATE: 5/4/04 On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 5/4/04 EXHIBIT A: Conditions of approval CUP 2003-0116 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This conditional use permit shall be for amulti -family development on a PS 2.66 -acre site as described on the attached exhibits and located on parcel 049-151-001 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 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 Conditional Use Permit. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) BP / FM PS months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. Final site plan approval showing development at the maximum density of 42 units shall be subject to review and approval by the Planning Commission. 6. All exterior elevations, finish materials and colors shall be consistent with BP PS the Master Plan of Development as shown in Exhibit E and F and shall include the following: ■ The applicant shall provide a minimum of 3 distinct fagade treatments to be distributed throughout the project subject to staff approval. Varied elements shall include varied roof elements, patio cover elements, porch and balcony columns, garage doors, gable vents, and front doors. ■ The development shall incorporate earth -toned colors and shall provide a variety of accent colors throughout. Color schemes shall ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO:Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy incorporate warm earth toned colors within the beige and taupe spectrum, subject to staff approval. ■ Wall elements shall be eliminated from in front of the garages. • Simple heavy brackets shall be utilized throughout the project consistent with craftsman architectural elements. ■ Balcony and porch columns shall be a minimum of 6x6. ■ Roof materials shall be of architectural grade and shall incorporate a combination of medium and dark earth toned colors. Roofing material shall be shake dimensional in style. ■ Garage doors shall match the main body color of the unit. 6. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown on EXHIBIT H with the following adjustments: ■ The project shall adhere to the maximum density permitted by the General Plan and Zoning Ordinance resulting in a maximum of 42 units total. 7. All site work, grading and site improvements shall be consistent with the BP/FM PS Master Plan of Development as shown in EXHIBIT B, C, and D and shall include the following: 8. A final landscape and irrigation plan shall be approved prior to the BP PS issuance of building permits and included as part of site improvement plan consistent with EXHIBIT D and shall include the following: ■ All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. ■ Trash/recycle container areas shall be screened with fencing or landscape. ■ Evergreen trees shall be included in the landscape buffers along the south and east property edge. ■ The retaining wall located along the east property edge shall be inset a minimum of 10 feet from the property line. Landscaping shall be provided within this 10 -foot area at grade with the existing property to the south. ■ A paver band shall be included at the entrance to the site to extend to ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy the first intersecting drive isle. ■ Pedestrian pathways shall be constructed of concrete with paver bands provided at driveway crossings. ■ The open space area at the rear of units 18-23 shall include a continuation of the pedestrian path, benches, and a pavered gathering space, subject to staff review. 9. All project fencing shall be installed consistent with EXHIBIT F and B BP PS subject to the following modifications. a. Fencing along EI Camino Real shall incorporate architectural split face block or similar grade material and shall be inset a minimum of 10 feet from the edge of sidewalk. The decorative wall element shall include a four -foot solid wall with 2 feet of decorative metal picket above. This wall shall be incorporated into the rear fencing for private patio areas facing EI Camino Real. b. The retaining wall adjacent to the sidewalk along EI Camino real shall include architectural split face block or similar grade material and shall include a decorative cap. c. Patio fencing shall be decorative solid wood in nature and shall not exceed a height of 4 feet. Access from the rear patios shall be provided to common open space areas. d. Perimeter fencing shall be high quality, solid wood modular units with wood cap. 10. Retaining walls shall incorporate materials consistent with the GP PS architectural theme and shall be decorative in nature. Retaining walls BP greater than 6 feet in height shall be constructed to provide for vegetation on the face of the wall. 11. All exterior material finishes (stucco, materials, lighting) shall be durable, BP PS high quality, and consistent with the elevations shown in EXHIBIT E and F. with the incorporation of the following, subject to staff approval: ■ Windows shall be vinyl and shall incorporate colors that compliment approved color schemes. No white windows shall be permitted. ■ Windows shall be double or single hung or shall include decorative grids. ■ Window trim shall be consistently applied on all elevations of the ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy residential and attached laundry facility buildings. ■ A minimum of three -color schemes of the same pallet shall be utilized throughout the project. ■ A minimum of two colors per residential building with a third accent color shall be utilized throughout the project. 12. All trash enclosures shall be constructed of dark colored split face block or better and shall include corrugated metal doors painted to match and shall be screened with landscaping per EXHIBIT D. 13. Any future development signage shall be consistent with the colors and materials of the development and shall be complimentary to and integrated with the decorative fencing along EI Camino real. All future signage shall be subject to the review and approval of planning staff. 14. Removal of the 12" Live Oak shall be mitigated by on-site replanting of native trees. The existing native trees within the City Right-of-way shall be retained as possible. A mitigation deposit shall be collected for the trees and removal shall only be permitted with the approval of the Community Development director should the trees be determined to be obstructing proposed improvements or should the improvements impact the tree beyond repair. Monitoring of construction activity in the vicinity of the existing trees shall be performed by a certified arborist. Building Services 15. A soils investigation prepared by a licensed Geotechnical Engineer is BP FM to be provided for the project. The report is to be provided at the time of 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 BP FM 16. A 13 R Sprinkler system will be required BP FM 17. Fire lane signage shall be submitted to the fire department for review BP FM and approval with on and off-site improvement plans. 18. Provide a letter from the Atascadero Mutual Water Company stating BP FM the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 19. Note approved address signage is to be provided. BP BS City Engineer Project Conditions ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy Drainage: 20. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 21. The applicant shall submit drainage calculations for review and BP PW approval of the City Engineer. 22. All drainage basins/detention facilities shall detain the difference in BP PW the 2 -year storm runoff or the undeveloped site and the 50 -year storm runoff of the developed site. The outlet pipe or channel shall be sized for the 2 -year storm peak runoff rate for the undeveloped site at full capacity. 23. The applicant shall address storm water detention to the satisfaction BP/FM PW of the City Engineer, prior to grading and drainage approval, or approval of the final map. 24. A homeowners association, or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. 25. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 26. All drainage from improvements shall cross property lines within BP PW drainage easements. 27. Drainage at the rear of the lots must be carried across property lines BP PW in a closed conduit. Frontage Improvements: BP PW 28. Project shall include construction of curb, gutter and sidewalk along BP PW entire EI Camino Real frontage. 29. Alignment of frontage improvements shall be approved by the City BP PW Engineer. 30. The entry location of project on EI Camino Real shall be located in BP PW such a location as to provide adequate site distance for vehicles exiting project. 31. All utilities shall be under grounded on EI Camino Real BP PW Wastewater: 32. All onsite sewer mains shall be privately owned and maintained. BP PW 33. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 34. Applicant shall pay sewer extension (Annexation), Connection and BP PW Reimbursement fees (if applicable) upon issuance of building permit. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy 35. Gravity mains within the subdivision shall be sized according to City BP PW Standards. 36. Drainage piping serving fixtures which have flood level rims located BP PW below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. 37. All sanitary sewer (SS) mains shall terminate in manholes unless BP PW extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. City Engineer Standard Conditions 38. In the event that the applicant is allowed to bond for the public BP BS improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 39. An engineer's estimate of probable cost shall be submitted for review BP PW and approval by the City Engineer to determine the amount of the bond. 40. The Subdivision Improvement Agreement shall record concurrently FM PW with the Final Map. 41. All public improvements shall be constructed in conformance with the BP PW City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 42. The applicant shall enter into a Plan Check/Inspection agreement BP BS with the City. 43. The applicant shall be responsible for the relocation and/or alteration BP PW of existing utilities. 44. The applicant shall install all new utilities (water, gas, electric, cable BP BS TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 45. The applicant shall monument all property corners for construction BP PW control and shall promptly replace them if disturbed. 46. A preliminary subdivision guarantee shall be submitted for review in BP PW conjunction with the processing of the parcel map. 47. All existing and proposed utility, pipeline, open space, or other BP PS/PW easements are to be shown on the parcel map. If there are building ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy 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. 48. Prior to recording the tract map, the applicant shall submit a map FM PS/PW drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 49. Prior to recording the tract map, the applicant's surveyor shall set FM PW monuments at all new property corners or shall indicate, by certificate on the final map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 50. Prior to recording the tract map, the applicant shall have the map FM PW reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company, which indicates their review of the map. The letter shall identify any new easements, which may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 51. Upon recording the final map, the applicant shall provide the City with FM PW a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 52. Prior to the final inspection of any public improvements, the applicant BP PW shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. Solid Waste Conditions: 53. Atascadero Waste Alternative shall approve the location, size and BP PW design of all solid waste facilities. The facilities shall include room for recycling and green waste containers. The location of the facilities will take into account the collection of the solid waste. Atascadero Mutual Water Company 54. Before the issuance of building permits, the applicant shall submit BP BS 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- ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy connection devices shall conform to AWWA and California Department of Health Services standards. 55. Before the start of construction on the water system improvements, BP BS 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. 56. Before issuance of building permits, the applicant shall obtain a "Will BP BS Serve" letter from AMWC for the newly created lots within the subdivision. 57. The water mains required to serve the project shall be laid out in a BP BS grid or looped pattern and shall connect to the existing water mains system in EI Camino Real or San Benito Rd., if possible. Mitigation Measures BP PS, BS, CE 1.c.1 Mitigation Measure 1.c.1: The following landscape mitigations shall apply: ■ An informal landscape buffer shall be included between the proposed development and adjacent large -lot single-family properties. Evergreen trees and shrubs shall be utilized throughout the buffer area. ■ Fencing adjacent to EI Camino Real shall include transparent fencing above a decorative block / decorative veneer retaining wall. ■ Street trees shall be installed along EI Camino Real at a maximum of 30 feet on center. Street trees shall be minimum 15 -gallon Live oak with alternate species for accent trees, subject to the approval of planning staff. ■ The project shall include landscaping of all common areas, including slopes, common open space areas, and building frontages. ■ Parking lot shade trees shall be provided within all landscape fingers and along the boundaries of all common open -space areas as shown in Exhibit 5. Trees shall be large canopy trees and shall be of a scale appropriate to the project. ■ All trees shall be 15 gallon size or greater and shall be double staked. Mitigation Measure 1.c.2: The proposed residences shall include a variety BP PS, BS, CE 1.c.2 of earth -tone paint and roof colors designed to blend with the surrounding environment and reduce the potential for reflected light and glare. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy Mitigation Measure 1.c.3: Building architecture shall include features that BP PS, BS, CE 1.c.3 emphasize vertical elements and minimize the horizontal nature of the buildings. Such features are to be of exceptionally high design quality per General Plan Land Use Policy 2.1.2 and shall include changes in materials, fagade undulation, and vertically emphasized window elements, or similar treatments. Mitigation Measure 1.d: All lighting shall be designed to eliminate any off BP PS, BS, CE 1.d. site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Building mounted fixtures shall be designed to direct light downward and shall be decorative in nature, consistent with the building architecture. Decorative pole lighting shall be designed to be a maximum of 16 feet in height. Lighting of the parking area and pedestrian paths shall be integrated with proposed landscaping. All lighting schemes shall be designed to produce a zero foot-candle reading at the property line. Mitigation Measure 3.b: The project shall be conditioned to comply with all BP, GP PS, BS, CE 3.b applicable District regulations pertaining to the control of fugitive dust (PM - 10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Mitigation Monitoring Program 2705 EI Camino Real Emerald Ridge Homes CUP 2003-0116/TTM 2003-0039 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 (Continued from above) GP PS, BS, CE 3.b 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. L. The contractor or builder s hall 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: The building permit site plan shall identify all BP, GP PS, BS, CE 4.e.1 protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan. Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Mitigation Monitoring Program 2705 EI Camino Real Emerald Ridge Homes CUP 2003-0116/TTM 2003-0039 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 4.e.2: The developer shall contract with a certified BP, GP, PS, BS, CE 4.e.2 arborist during all phases of project implementation. The certified arborists CA 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 3/4 inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.3: All tree removals shall be mitigated as prescribed BP PS 4.e.3 by the Atascadero Native Tree Ordinance. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services 2705 EI Camino Real License FD: Fire Department Emerald Ridge Homes GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2003-0116/TTM 2003-0039 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy Mitigation Measure 5.e: Should any cultural resources be unearthed during BP, GP PS, BS, CE 5.e site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b: The grading permit application plans shall include BP, GP PS, BS, CE 6.b erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.: A soils report shall be required to be submitted with GP BS 6.c a future building permit by the building department. Mitigation Measure 8.e.f.1: A Storm water Pollution Prevention Plan GP PS, BS, CE 8.e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that GP PS, BS, CE 8.e.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 orders. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Mitigation Monitoring Program 2705 EI Camino Real Emerald Ridge Homes CUP 2003-0116/TTM 2003-0039 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO:Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 11.d: All construction activities shall comply with the BP, GP PS, BS, CE 11.d City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday and Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. Mitigation Measure 15.a.b.1 : The project shall include the construction of full BP, GP PS, BS, CE 15.a.b.1 frontage improvements along EI Camino Real as approved by the City Engineer and per standards listed in the General Plan Circulation Element. Improvements are to include: ■ Widening of EI Camino Real to allow for a central suicide lane, a landscape parkway, and detached sidewalk. • Curb, gutter, and sidewalk improvements along EI Camino Real. ITEM NUMBER: 4 DATE: 5/4/04 EXHIBIT B: Site Plan I g Iti;� ova, a 'lil I�;, Iii�ll U a B e �, d : 1 • yi • t. Note: total unit II lJ • count subject to 4 Conditions of • Approval lH�u (IUIWH'1 �� ITEM NUMBER: 4 DATE: 5/4/04 EXHIBIT C: Grading and Drainage Plan Note: total unit count subject to Conditions of Approval EXHIBIT C: Grading and Drainage Plan I I p , If, 'jtl'r �� 0", Z OUw 1� ?w; 5 WW is % O l 1 0 W ,I,JI ITEM NUMBER: 4 DATE: 5/4/04 LL da � �1 �� I Z OUw 1� ?w; 5 WW is % O l 1 0 W X0 1% dW V V O �+ a W t {I �! WEL Ua o Q' ^a �1 I I� IK ITEM NUMBER: 4 DATE: 5/4/04 EXHIBIT D: Landscape Plan EXHIBIT E: Elevations and Conceptual Floor Plans Jill Ing U n ''1 ITEM NUMBER: 4 DATE: 5/4/04 i h', R C N �-i M �O M tn M A Z,A ON aN N Z� LL M N 1.0N Z J W W O rh ITEM NUMBER: 4 DATE: 5/4/04 EXHIBIT E: Elevations and Conceptual Floor Plans ® k i ITEM NUMBER: 4 DATE: 5/4/04 EXHIBIT E: Elevations and Conceptual Floor Plans ITEM NUMBER: 4 DATE: 5/4/04 XHIBIT E: Elevations and Conceptual Floor Plans ITEM NUMBER: 4 DATE: 5/4/04 EXHIBIT F: Community Mail Center Design / Fencing Design z 0 Q 90 JI: us F- O 0 El Camino Real fencing: Solid decorative lower portion with transparent fencing above Ui ` O I II I �i lll�Iii� .Ili�l�l'I I�I 3�lx z llllilll l Il-L.� I_ Tii W Q = o Ne Z W Ul W o yc/ a 8�� •� Y6 poi z 0 Q 90 JI: us F- O 0 El Camino Real fencing: Solid decorative lower portion with transparent fencing above EXHIBIT G: Historic Analysis ITEM NUMBER: DATE: 5/4/04 This page intentionally left blank ITEM NUMBER: 4 DATE: 5/4/04 EXHIBIT H: Project Statistical Summary Lot Area 2.66ac Building coverage 42,400 sq. ft. (not to exceed 50%) 36.6% Parking Spaces 101 total Private Garages 45 Tandem spaces 45 Guest 11 ITEM NUMBER: 4 DATE: 5/4/04 ATTACHMENT 4: Draft Resolution PC 2004-0051 Approval of Tentative Tract Map DRAFT RESOLUTION PC 2004-0051 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING VESTING TENTATIVE TRACT MAP 2003-0039 TO ESTABLISH 42 AIRSPACE CONDOMINIUM UNITS ON ONE COMMON LOT CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT (CUP 2003-116) OF APN 049-151-011 (2705 El Camino Real / Laughlin Development Co.) WHEREAS, an application has been received from Laughlin Development Company (479 Pacific Street, Suite 2A, Monterey, CA 93940), applicant and property owner, to consider a project consisting of a multifamily condominium development located at 2705 El Camino Real (APN 049-151-011); and, WHEREAS, the site's General Plan Designation is HDR (High -Density Residential); and, WHEREAS, the site's current zoning district is RMF -16 (Residential Multi Family); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on May 4, 2004, studied and considered Tentative Tract Map 2003-0039, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, ITEM NUMBER: 4 DATE: 5/4/04 NOW, THEREFORE, the Planning Commission takes the following actions: Section 1. Findings of Approval for Tentative Tract Map, the Planning Commission of the City of Atascadero finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The proposed subdivision, as conditioned, is consistent with the proposed Master Plan of Development (CUP 2003-0116). 4. The site is physically suitable for the type of development proposed. 5. The site is physically suitable for the density of development proposed. 6. 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. 7. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 4, 2004, resolved to approve Vesting Tentative Tract Map (TPM 2003-0039) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2003-0039 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. ITEM NUMBER: 4 DATE: 5/4/04 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. AYES: Commissioners Peterson, Fonzi, Kelley, Porter, O'Keefe, Beraud (6) NOES: None (0) ABSENT: Commissioner Jones (1) ABSTAIN: None (0) ADOPTED: April 7, 2004 CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 4 DATE: 5/4/04 Exhibit A: Vesting Tentative Tract Map 2003-0039 N y 1 0 j •r - i W1111 w M41 M M v <51 v a a 4J N M QO M N N - M W `ice 1 ,.q it r'1 A rl ri 4; N N Note: total unit count subject to Conditions of Approval ITEM NUMBER: 4 DATE: 5/4/04 Exhibit A: Vesting Tentative Tract Map 2003-0039 N � CN UJ �8 •� k; i > z YI V< w to Go Ot a M M M It m 41 Ln V m_ u ¢�6 Of M N M M 00 N N M � w N to j r4 • "' ! O� G 3'r i N qT M r ® � si N 1A rn f-4 Q�pprn rl I� � ri N N N N t rl N M rl r� --- Note: total unit count subject to .�� Conditions of Approval w3a oeim 13 ITEM NUMBER: DATE: 5/4/04 Exhibit B: Conditions Of Approval / Mitigation Monitoring Program Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business License Services BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit BP: Building FD: Fire Department PD: Police Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Planning Services 1. The approval of this application shall become final, subject to the FM PS completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two years after FM PS its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority to FM PS approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Parcel Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The granting of this entitlement shall apply to the property located at On going PS APN 029-081-010 regardless of owner. 6. The Final Map shall be drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 7. The subdivider shall defend, indemnify, and hold harmless the City of FM PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 8. The project shall adhere b the maximum density permitted by the General Plan and Zoning Ordinance resulting in a maximum of 42 units total. Building Services ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business License Services BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit FD: Fire Department PD: Police BP: Building Permit Department FI: Final CE: City Engineer Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 9. A soils investigation prepared by a licensed Geotechnical Engineer FM PS, BS, CE is to be provided for the project. The report is to be provided at the time of 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 BP FM 10. A 13 R Sprinkler system will be required BP FM 11. Fire lane signage shall be submitted to the fire department for review BP FM and approval with on and off-site improvement plans. 12. Provide a letter from the Atascadero Mutual Water Company BP FM stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 13. Note approved address signage is to be provided. BP BS City Engineer Project Conditions Drainage: 14. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 15. The applicant shall submit drainage calculations for review and BP PW approval of the City Engineer. 16. All drainage basins/detention facilities shall detain the difference in BP PW the 2 -year storm runoff or the undeveloped site and the 50 -year storm runoff of the developed site. The outlet pipe or channel shall be sized for the 2 -year storm peak runoff rate for the undeveloped site at full capacity. 17. The applicant shall address storm water detention to the satisfaction BP/FM PW of the City Engineer, prior to grading and drainage approval, or approval of the final map. 18. A homeowners association, or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. 19. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 20. All drainage from improvements shall cross property lines within BP PW drainage easements. 21. Drainage at the rear of the lots must be carried across property lines BP PW in a closed conduit. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business License Services BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit FD: Fire Department PD: Police BP: Building Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Frontage Improvements: BP PW 22. Project shall include construction of curb, gutter and sidewalk along BP PW entire EI Camino Real frontage. 23. Alignment of frontage improvements shall be approved by the City BP PW Engineer. 24. The entry location of project on EI Camino Real shall be located in BP PW such a location as to provide adequate site distance for vehicles exiting project. 25. All utilities shall be under grounded on EI Camino Real BP PW Wastewater: 26. All onsite sewer mains shall be privately owned and maintained. BP PW 27. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 28. Applicant shall pay sewer extension (Annexation), Connection and BP PW Reimbursement fees (if applicable) upon issuance of building permit. 29. Gravity mains within the subdivision shall be sized according to City BP PW Standards. 30. Drainage piping serving fixtures which have flood level rims located BP PW below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. 31. All sanitary sewer (SS) mains shall terminate in manholes unless BP PW extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. City Engineer Standard Conditions 32. In the event that the applicant is allowed to bond for the public BP BS improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 33. An engineer's estimate of probable cost shall be submitted for review BP PW and approval by the City Engineer to determine the amount of the ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business License Services BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit FD: Fire Department PD: Police BP: Building Permit Department FI: Final CE: City Engineer Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy bond. 34. The Subdivision Improvement Agreement shall record concurrently FM PW with the Final Map. 35. All public improvements shall be constructed in conformance with the BP PW City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 36. The applicant shall enter into a Plan Check/Inspection agreement BP BS with the City. 37. The applicant shall be responsible for the relocation and/or alteration BP PW of existing utilities. 38. The applicant shall install all new utilities (water, gas, electric, cable BP BS TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 39. The applicant shall monument all property corners for construction BP PW control and shall promptly replace them if disturbed. 40. A preliminary subdivision guarantee shall be submitted for review in BP PW conjunction with the processing of the parcel map. 41. All existing and proposed utility, pipeline, open space, or other BP PS/PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 42. Prior to recording the tract map, the applicant shall submit a map FM PS/PW drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 43. Prior to recording the tract map, the applicant's surveyor shall set FM PW monuments at all new property corners or shall indicate, by certificate on the final map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business License Services BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit FD: Fire Department PD: Police BP: Building Permit Department FI: Final CE: City Engineer Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 44. Prior to recording the tract map, the applicant shall have the map FM PW reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company, which indicates their review of the map. The letter shall identify any new easements, which may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 45. Upon recording the final map, the applicant shall provide the City with FM PW a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 46. Prior to the final inspection of any public improvements, the applicant BP PW shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. Solid Waste Conditions: 47. Atascadero Waste Alternative shall approve the location, size and BP PW design of all solid waste facilities. The facilities shall include room for recycling and green waste containers. The location of the facilities will take into account the collection of the solid waste. Atascadero Mutual Water Company 48. Before the issuance of building permits, the applicant shall submit BP BS 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. 49. Before the start of construction on the water system improvements, BP BS 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. 50. Before issuance of building permits, the applicant shall obtain a BP BS "Will Serve" letter from AMWC for the newly created lots within the subdivision. 51. The water mains required to serve the project shall be laid out in a BP BS grid or looped pattern and shall connect to the existing water mains ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business License Services BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit FD: Fire Department PD: Police BP: Building Permit Department FI: Final CE: City Engineer Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy system in EI Camino Real or San Benito Rd., if possible. Mitigation Measures BP PS, BS, CE 1.c.1 Mitigation Measure 1.c.1: The following landscape mitigations shall apply: ■ An informal landscape buffer shall be included between the proposed development and adjacent large -lot single-family properties. Evergreen trees and shrubs shall be utilized throughout the buffer area. ■ Fencing adjacent to EI Camino Real shall include transparent fencing above a decorative block / decorative veneer retaining wall. ■ Street trees shall be installed along EI Camino Real at a maximum of 30 feet on center. Street trees shall be minimum 15 -gallon Live oak with alternate species for accent trees, subject to the approval of planning staff. ■ The project shall include landscaping of all common areas, including slopes, common open space areas, and building frontages. ■ Parking lot shade trees shall be provided within all landscape fingers and along the boundaries of all common open -space areas as shown in Exhibit 5. Trees shall be large canopy trees and shall be of a scale appropriate to the project. ■ All trees shall be 15 gallon size or greater and shall be double staked. Mitigation Measure 1.c.2: The proposed residences shall include a variety BP PS, BS, CE 1.c.2 of earth -tone paint and roof colors designed to blend with the surrounding environment and reduce the potential for reflected light and glare. Mitigation Measure 1.c.3: Building architecture shall include features that BP PS, BS, CE 1.c.3 emphasize vertical elements and minimize the horizontal nature of the buildings. Such features are to be of exceptionally high design quality per General Plan Land Use Policy 2.1.2 and shall include changes in materials, fagade undulation, and vertically emphasized window elements, or similar treatments. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Mitigation Monitoring Program 2705 EI Camino Real Master Plan of Development TTM 2003-0039 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: wastewater CA: City Attorney Mitigation Measure Mitigation Measure 1.d: All lighting shall be designed to eliminate any off BP PS, BS, CE 1.01. site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Building mounted fixtures shall be designed to direct light downward and shall be decorative in nature, consistent with the building architecture. Decorative pole lighting shall be designed to be a maximum of 16 feet in height. Lighting of the parking area and pedestrian paths shall be integrated with proposed landscaping. All lighting schemes shall be designed to produce a zero foot-candle reading at the property line. Mitigation Measure 3.b: The project shall be conditioned to comply with all BP, GP PS, BS, CE 3.b applicable District regulations pertaining to the control of fugitive dust (PM - 10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Mitigation Monitoring Program 2705 EI Camino Real Master Plan of Development TTM 2003-0039 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: wastewater CA: City Attorney Mitigation Measure (Continued from above) GP PS, BS, CE 3.b Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: L. Reduce the amount of the disturbed area where possible. M. 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. N. All dirt stockpile areas should be sprayed daily as needed. O. 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. P. 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. Q. 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. R. 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. S. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. T. 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. U. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. V. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business Services License BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit FD: Fire Department PD: Police BP: Building Permit Department FI: Final CE: City Engineer Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 4.e.1: The building permit site plan shall identify all BP, GP PS, BS, CE 4.e.1 protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan. Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Mitigation Monitoring Program 2705 EI Camino Real Master Plan of Development TTM 2003-0039 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 4.e.2: The developer shall contract with a certified BP, GP, PS, BS, CE 4.e.2 arborist during all phases of project implementation. The certified arborists CA 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 3/4 inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.3: All tree removals shall be mitigated as prescribed BP PS 4.e.3 by the Atascadero Native Tree Ordinance. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning 2705 EI Camino Real BL: Business License Services BS: Building Master Plan of Development GP: Grading Services TTM 2003-0039 Permit FD: Fire Department PD: Police BP: Building Permit Department FI: Final CE: City Engineer Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 5.e: Should any cultural resources be unearthed during BP, GP PS, BS, CE 5.e site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b: The grading permit application plans shall include BP, GP PS, BS, CE 6.b erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.: A soils report shall be required to be submitted with GP BS 6.c a future building permit by the building department. Mitigation Measure 8.e.f.1: A Storm Water Pollution Prevention Plan GP PS, BS, CE 8.e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that GP PS, BS, CE 8.e.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 orders. ITEM NUMBER: DATE: 5/4/04 Conditions of Approval / Mitigation Monitoring Program 2705 EI Camino Real Master Plan of Development TTM 2003-0039 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 11.d: All construction activities shall comply with the BR GP PS, BS, CE 11.d City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday and Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. Mitigation Measure 15.a.b.1 : The project shall include the construction of full BR GP PS, BS, CE 15.a.b.1 frontage improvements along EI Camino Real as approved by the City Engineer and per standards listed in the General Plan Circulation Element. Improvements are to include: ■ Widening of EI Camino Real to allow for a central suicide lane, a landscape parkway, and detached sidewalk. ■ Curb, gutter, and sidewalk improvements along EI Camino Real. ITEM NUMBER: DATE: TO BE CONTINUED TO MAY 18, 2004 TENTATIVE PARCEL MAP 2004-0056,7287 SANTA YSABEL AVE. Applicant: Gregory Ravatt, 1460 N. Higuera Street, #201, San Luis Obispo, CA 93401, Phone: 786-4391 Project Title: Tentative Parcel Map 2004-0056 Project 7287 Santa Ysabel Ave., Atascadero, CA 93422, San Luis Obispo County Location: APN 030-091-050 Project A proposed condominium map creating three airspace units and one common lot for three detached units Description: on a multi -family lot. The parcel is slightly sloped. Native trees are not proposed for removal. City sewer will serve the property, and water is available from the Atascadero Mutual Water Company. General Plan Designation: High Density Residential Zoning District: Residential Multi -family— 16 (RMF -16) Proposed The project qualifies for a Class 3(b) Categorical Exemption, which exempts the conversion and/or Environmental construction of small structures including multi -family projects of less than 4 units that do not otherwise Determination: create a negative impact. CdvlpmnUPC To Be Continued to a Date Uncertain.am.doc 5/4j