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HomeMy WebLinkAboutPC_2004-07-06_AgendaPacketCITY OF ATASCADER0 PLANNING COMMISSION AGENDA Regular Meeting July 6, 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. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JUNE 15, 2004. COMMUNITY DEVELOPMENT STAFF REPORTS 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).) 2. CONDITIONAL USE PERMIT 2004-0125,14595 EL MONTE WATER TANK Applicant: Atascadero Mutual Water Co., 5005 El Camino Real, Atascadero, CA 93422, Phone: 466-2428 Project Title: CUP 2004-0125, New Water Storage Tank Project Location: 14595 El Monte Road, Atascadero, CA 93422 Project Location: (San Luis Obispo County) APN 050-361-005 Project The proposed project consists of a new water storage tank on a vacant lot. The site contains several Description: native oak trees and native vegetation. No native trees are to be removed; however, seven oak trees will be impacted. Onsite grading will require approximately 701 cubic yards of cut and 644 cubic yards of fill. The lot contains a shared access easement from El Monte Road. General Plan Designation: RS Zoning District: SE Environmental Begins: May 20, 2004 Review Dates: Ends: June 8, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Mitigated Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Determination: Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 3. ZONE CHANGE 2003-0046, CONDITIONAL USE PERMIT 2003-0096, TENTATIVE TRACT MAP 2003-0031, 2325 EL CAMINO REAL OUTLETS PHASE 2 AMENDMENT 22 -LOT PD -7 Applicant: Jeff Borges, 625 Wild Oats Way, Templeton, CA 93465; Phone: 434-3738 Project Title: Zone Change 2003-0046, Conditional Use Permit 2003-0096, Tentative Tract Map 2003-0031 for a residential and commercial subdivision with a Planned Development #7 Overlay Zone. Project Location: 2325 El Camino Real, Atascadero, CA 93422, (San Luis Obispo County) APN 049-151-037 Project Description: The proposed project consists of an application for a Zone Change, Conditional Use Permit, and Tentative Tract Map for a planned development 22 -lot subdivision consisting of 16 single-family homes, a small neighborhood park, and 5 commercial lots, each with a 2 -story commercial building on a 4.0 -acre site. General Plan Designation: Commercial Retail, Medium -Density Residential Zoning District: General Commercial, Residential Multifamily -10 Environmental Begins: May 24, 2004 Review Dates: Ends: June 14, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available at 6905 El Camino Real, Suite 6, Determination: Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 4. CONDITIONAL USE PERMIT 2002-0054, ATASCADERO CHRISTIAN HOME RECONSIDERATION (CUP 89-008) Applicant: Atascadero Christian Home, 8455 Santa Rosa Road, Atascadero, CA 93422, Phone: 466-0281 Project Title: Reconsideration of Conditional Use Permit 89-008; Senior Assisted Living Facility Expansion Project Location: 8455 Santa Rosa, Atascadero, CA 93422 (San Luis Obispo County) APN 056-301-030 Project An application to expand the existing use at a senior assisted care living facility in Atascadero. The Description: proposal includes construction of 19 new individual cottages, a one-story 10 -unit building, grading and landscaping for associated access and parking areas. The proposed locations would be within the existing 15.25 -acre development for senior living that has been in existence since 1989. The project is located on the north side of Santa Rosa Road approximately 1/4 mile west of U.S. Highway 101. The project will require the removal of several native trees. The proposed building sites are slightly sloped and occur in a semi -rural primarily grassland setting within a single-family residential vicinity. The project will gain access from an existing driveway to Santa Rosa Road. General Plan Designation: Single Family Residential Zoning District: Residential Single Family -Y Environmental Begins: May 14, 2004 Review Dates: Ends: June 4, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Mitigated Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Determination: Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on July 20, 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: 7/06/04 CITY OFATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting June 15, 2004 — 7:00 P.M. CALL TO ORDER Chairperson Kelley called the meeting to order at 7:05 p.m. and Commissioner Fonzi led the Pledge of Allegiance ROLL CALL Present: Commissioners Fonzi, O'Keefe, Porter, Jones and Chairperson Kelley Absent: Commissioners Beraud and Peterson Staff Present: Community Development Director Warren Frace, Public Works Director Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kelly Gleason, Assistant Planner Lisa Wilkinson, and Recording Secretary Grace Pucci. APPROVAL OF AGENDA MOTION: By Commissioner O'Keefe and seconded by Vice Chairperson Jones to approve the agenda. Motion passed 5:0 by a roll -call vote. PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JUNE 1, 2004. MOTION: By Commissioner Fonzi and seconded by Commissioner O'Keefe to approve the Consent Calendar. Motion passed 4:0 by a roll -call vote. (Porter abstained) COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS 2. Conditional Use Permit 2004-0125, 14595 EI Monte Water Tank Applicant: Atascadero Mutual Water Company, 5005 El Camino Real, Atascadero, CA 93422 Phone: 466-2428 Project Title: CUP 2004-0125, New Water Storage Tank Project 14595 El Monte Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 050-361-005 Project The proposed project consists of a new water storage tank on a vacant lot. The site contains Description: several native oak trees and native vegetation. No native trees are to be removed; however, seven oak trees will be impacted. Onsite grading will require approximately 701 cubic yards of cut and 644 cubic yards of fill. The lot contains a shared access easement from El Monte Road. General Plan Designation: RS Zoning District: SE Environmental Begins: May 20, 2004 Review Dates: Ends: June 8, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Mitigated Negative Declaration is available for public review from Determination: 5/20/04 through 6/08/04 at 6905 El Camino Real #6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Vice Chairperson Jones stepped down from consideration of this item, as he serves on the Board of the Atascadero Mutual Water Company. Assistant Planner Lisa Wilkinson provided the staff report and answered questions of the Commission. An addendum to Resolution PC 2004-0069 was distributed to the Commission. (Exhibit A) John Neil, Atascadero Mutual Water Company, explained why the storage tank was necessary. PUBLIC COMMENT Patrick Martin stated he owns property adjacent to the site and is not in favor of granting the easement across his site because the requests he has made of the Water Company have not been accommodated. He reviewed his concerns for the Commission. Karen Vaughn indicated she owns property contiguous to the Water Company's lot. She stated her concerns with this project and asked several questions to help her better understand the project. Chairperson Kelley closed the Public Comment period. John Neil addressed questions raised during the Public Comment period. Commissioner O'Keefe expressed several concerns including late receipt of letters not included in the report packet and confusion on access to the property. Chairperson Kelley stated the project is conceptual at this point and suggested the issues raised tonight be addressed and the project brought back at a later date. There was Commission discussion regarding issues for this project on which additional work should be done. MOTION: By Commissioner Fonzi and seconded by Chairperson Kelley to continue this item to a date certain of July 6, 2004 and that the following items be addressed: 1) landscaping, 2) entry road alignment and easement change, 3) placement and ability to put in a gate, 4) location of fire hydrant, 5) water pressure drop for adjacent neighbors, 6) review of retaining walls, and 7) review of drainage. Motion passed 3:1 by a roll -call vote. (O'Keefe opposed) Vice Chairperson Jones rejoined the hearing. 3. Conditional Use Permit 2004-0124, Morro Road Office Buildings Applicant: Midland Pacific Building, 6955 El Camino Real, Atascadero, CA 93422, Phone: 466-5100 Project Title: Conditional Use Permit 2004-0124 Project Morro Rd. (Between Atascadero Ave. and Curbaril Ave.) Atascadero, CA 93422 Location: APN 031-052-032, 036 & 037 Project The proposed project consists of an application for a Conditional Use Permit for a professional office - Description: building complex located on 1.76 acres within the Commercial Professional Zone. Five new buildings are proposed on site as follows: Building #1 includes approximately 5000 square feet of office space located along the Morro Rd frontage. Buildings 2 and 3 include 5260 square feet of office space on the lower floor and 5476 square feet on the upper floor. Building 4 includes 4087 square feet of office space. Building 5 includes 3425 square feet on the lower level and 3420 square feet on the upper floor. General Plan Designation: General Commercial (GC) Zoning District: Commercial Professional (CP) Environmental Begins: May 24, 2004 Review Dates: Ends: June 14, 2004 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 from 5/24/04 through 6/14/04 Determination: at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kelly Gleason provided the staff report and answered questions of the Commission. An addendum was distributed to the Commission with changes to the Conditions of Approval and the design for the monument sign. (Exhibit B) PUBLIC COMMENT Eric Kahn, applicant's Production Architect, stated his reservation with Conditions of Approval numbers 13 and 14, on page 90. He would like Condition 13 to reflect that they shall attempt to secure the common shared driveway. On Condition 14 they would like the wording to reflect that they would provide reciprocal access if the intended future use is compatible with the commercial use and not a residential use. Regarding signage, they will work with staff to diminish the scale of the light fixture as well as the ornamentation. Mr. Conger answered questions of the Commission. Chairperson Kelley closed the Public Comment period. MOTION: By Chairperson Kelley and seconded by Commissioner O'Keefe to adopt Resolution No. PC 2004-0070 certifying Proposed Mitigated Negative Declaration 2004-0019 and approving the Master Plan of Development (CUP 2004-0124) based on findings and subject to Conditions of Approval and Mitigation Monitoring with the following revisions: 1. Condition No. 13, page 90: change "shall" to "should." 2. Clarifying Condition No. 14 to eliminate residential access if a residential project went in next door. 3. Include staff addendum for the signage. Motion passed 5:0 by a roll -call vote. 4. Zone Change 2003-0046, 2325 EI Camino Real Outlets Phase 2 Amendment 22 -lot PD -7 Applicant: Jeff Borges, 625 Wild Oats Way, Templeton, CA 93465; Phone: 434-3738 Project Title: Zone Change 2003-0046, Conditional Use Permit 2003-0096, Tentative Tract Map 2003-0031 for a residential and commercial subdivision with a Planned Development #7 Overlay Zone. Project Location: 2325 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-037. Project The proposed project consists of an application for a Zone Change, Conditional Use Permit, and Description: Tentative Tract Map for a planned development 22 -lot subdivision consisting of 16 single-family homes, a small neighborhood park, and 5 commercial lots, each with a 2 -story commercial building on a 4.0 -acre site. General Plan Designation: Commercial Retail, Medium -Density Residential Zoning District: General Commercial, Residential Multifamily -10 Environmental Begins: May 24, 2004 Review Dates: Ends: June 14, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available for public review from 5/24/04 through Determination: 6/14/04 at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Deputy Community Development Director Steve McHarris provided the staff report and answered questions of the Commission. An addendum to the staff report was distributed to the Commission. (Exhibit C) Public Works Director Steve Kahn spoke about overall circulation for the project. PUBLIC COMMENT Russ Thompson, R. Thompson Consulting, applicant's representative, reviewed the development of the project over the past year. He stated the applicant is in agreement with the additional landscaping as recommended by staff. Keith Mathias, Development Partner for the Rottman Group the property owners to the south and north of this project, gave an overview of their plans for their property. Mr. Mathias referred to Condition of Approval No. 41 and stated his group will not give permission for an access easement. He reviewed their concerns for the proposed project and asked the Commission to consider continuing this item and request the applicant, staff and his group work together to create a cohesive development more in line with the prime commercial development the City of Atascadero is looking for at this location. Russ Thompson responded to the issues raised by Mr. Mathias and indicated the applicant has every intention to proceed with this project. He indicated they do not need an easement to develop the road, and stressed the applicant's overriding concern that he has the right to develop his property if it complies with City standards. Jeff Borges, applicant, stated he is standing firm on the size of his houses as proposed and is committed to providing workforce housing. He explained why he is not going along with the surrounding developers proposal. Jim Silver indicated he owns a small portion of this property. He reiterated that this project is intended for first time homebuyers and this should be taken into consideration. Mr. Mathias stated he is not asking anyone to sell their property, he is requesting that this project work along with their project. Chairperson Kelley closed the Public Comment period. Chairperson Kelley asked the applicant if he would be willing to work with the other developer. Mr. Borges stated he would be amenable if it would not take much time. Mr. Thompson indicated they want to stay on track for the City Council hearing on this item. There was Commission discussion regarding easement and circulation issues given a potential conflict between the two developments, the need for proper commercial development in this area, layout of the project and location of the pocket park. The Commission strongly recommended that the parties work together in a timely manner to come to an understanding. MOTION: By Commissioner Fonzi and seconded by Vice Chairperson Jones to continue this item to a date certain of July 6, 2004, and during the time frame between these two meetings; 1) the two property owners get together and attempt if possible to work out their differences, 2) that the Borges proposal consider relocating the road access to the adjacent property, 3) changes made to the pocket park, and 4) a higher density may be needed and can be considered at the applicant's discretion. Motion passed 5:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS None DIRECTOR'S REPORT Community Development Director Warren Frace distributed copies of the Minutes from the Planning Commission meeting where the Tree Ordinance was discussed. (Exhibit D) He indicated this item would be scheduled for a formal discussion in July. Commissioner Fonzi stated she learned a lot from the last Planning Commission meeting and thanked staff for the information given. ADJOURNMENT Chairperson Kelley adjourned the meeting at 9:06 p.m. to the next regularly scheduled meeting of the Planning Commission on July 6, 2004. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following Exhibits are available for review in the Community Development Department: Exhibit A — Addendum to Item #2 Exhibit B — Addendum to Item #3 Exhibit C — Addendum to Item #4 Exhibit D — Tree Ordinance Discussion Minutes ITEM NUMBER: 2 DATE: 7/06/04 Planning Commission Staff Report Staff Report - Community Development Department EI Monte Road Water Tank CUP 2004-0125 (14595 EI Monte Road / AMWC) SUBJECT: The proposed project consists of a 150,000 -gallon water storage tank to be located at 14595 EI Monte Road. RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2004-0069 approving Conditional Use Permit (CUP 2004- 0125) based on findings and subject to Conditions of Approval. SITUATION AND FACTS: 1. Applicant / Representative: Atascadero Mutual Water Company (AMWC) 5005 EI Camino Real, Atascadero, CA 93422 2. Project Address: 14595 EI Monte Road, Atascadero, CA 93422 (San Luis Obispo County) APN 050-361-005 3. General Plan Designation: General Plan Designation: Residential Estates (RE) 4. Zoning District: Residential Suburban (RS) 5. Site Area: Approximately 4.9 acres 6. Existing Use: Vacant 7. Environmental Status: Proposed Mitigated Negative Declaration 2004-0017 ITEM NUMBER: 2 DATE: 07-06-04 DISCUSSION: Background On June 15, 2004, the Planning Commission continued the proposal for a new water storage tank located at 14595 EI Monte Road requesting that the applicant address the following concerns: location of tank, landscaping, fencing, location of retaining walls, potential negative impact to local water pressure, and onsite drainage. The applicant met with neighboring residents on June 22, 2004, resulting in the following revisions to the original plans: • Install asphalt pavement from the access easement off EI Monte Road to the water tank (Condition 4). • Re -grade and base the easement road that continues through the AMWC property to contain water flow toward new catch basin (Exhibit B). • Relocate tank closer to the northwest section of the property to further conceal view behind native oak trees. • An additional 15 -gallon native oak tree shall be installed to further conceal the tank from view (Exhibit D, Condition 2). • A security gate shall be installed near the water tank to serve the Atascadero Mutual Water Company (Condition 5). • A fire hydrant shall be installed near the easement road (Condition 6). • Relocate water meter services at 14675 and 14555 EI Monte Road to the new discharge line near the easement road (Condition 7). • Eliminate retaining walls from the spur road to the tank. Incorporate retaining walls from existing utility equipment (Exhibit C). • Attempt to investigate and cure water pressure concerns at 14555 EI Monte Road (Condition 8). Surrounding Land Use and Setting: The project site is located along the northwest boundary of Atascadero's City limits within the Residential Suburban (RS) zone and Residential Estates (RE) Land Use designation. Surrounding the subject site are single-family homes and vacant land (Figure 1). ITEM NUMBER: 2 DATE: 07-06-04 The site is accessible through an access easement off of EI Monte Road that currently serves three residences. The site contains native vegetation with moderate slopes. Project Definition The proposed water tank is made of welded steel and capable of holding approximately 150,000 gallons of potable water for community distribution. The water tank is twenty-four (24) feet high and thirty-four (34) feet wide (Figure 2). As proposed, the tank will be recessed below existing grade by approximately 5 feet, as shown in Figure 2. Figure 1: Aerial photo of project site. The tank shell will be painted a deep green/brown to blend with the surrounding native vegetation, which includes several mature Live Oak trees. The project will require approximately 701 cubic yards of cut and 644 cubic yards of fill. Retaining walls have been incorporated into r""" "III /"4• YMs IMP UflhO two hpy�['J �.4 ,• �. 1A 1(1 111 1' 10 M Ip� 11 t?40" .•u SEC71aN 8-8 t' wultttt vat t•w Figure 2: Revised tank elevation. ITEM NUMBER: 2 DATE: 07-06-04 the project to minimize site grading (Exhibit C). Existing drainage patterns will not be altered by the proposed project. Staff has added a condition of approval to ensure that no negative drainage impacts will result on adjacent properties (Condition #12). Findings The Conditional Use Permit process provides the opportunity for the public and the City to review the specifics of land use proposals, such as site design, landscape, and specific standards of the Zoning Ordinance. Staff is recommending that the Planning Commission make the following findings: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The proposed use is consistent with the Residential Estates Land Use Designation of the General Plan. As conditioned, the project is consistent with Land Use Policy 5.2 which requires hillside development to blend in with surrounding topography. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment: The project satisfies all Conditional Use Permit provisions for development. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed water tank will not be detrimental to the general public or person's health, safety, or welfare. The tank will provide a new source of domestic water service to the surrounding residential community. 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 redesigned to be compatible with the existing neighborhood character and conditioned to enhance the appearance with compatible landscaping and minimal evidence of grading. ITEM NUMBER: 2 DATE: 07-06-04 5. That the proposed project is consistent with the requirements set forth by the California Environmental Quality Act. Staff Comment: A draft Mitigated Negative Declaration was circulated to interested agencies and made available for public review on May 20, 2004. Neighbors within 300 -feet of the subject property received a notice of the document. The environmental analysis identified potential impacts to aesthetics, air quality, soils, and noise. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. Cnnr_lucinn The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. Staff recommends that the Planning Commission make the required findings for approval. ALTERNATIVES: The Planning Commission may approve, conditionally approve, or deny the conditional use permit. PREPARED BY: Lisa Wilkinson, Assistant Planner ATTACHMENTS: Attachment 1: Zoning and Vicinity Map Attachment 2: Neighbor Letter Attachment 3: Draft Mitigated Negative Declaration and Initial Study Attachment 4: Draft Resolution PC 2004-0069 ITEM NUMBER: 2 DATE: 07-06-04 Attachment 1: Zoning and Vicinity Map Asuncion \\// Ranch RS ZONE El Monte Road O COUNTY Directions: From the City Hall Annex located at 6905 El Camino Real, head north on El Camino Real. Turn left on Traffic Way and veer left onto Ardilla Way. Turn right onto Santa Lucia Road. Turn left on El Monte Road. Pass Asuncion Ranch on the right. Continue on the access road just before 14555 El Monte Road. ITEM NUMBER: 2 DATE: 07-06-04 Attachment 2: Neighbor Letter June 23, 2004 Ws. Lisa Wilkinson City of Atascadero City Hall Annex 6905 EI Canino Real, Suite 6 Alaseadcro, CA 934.2 Re: CUP 2004-012 New water Storage 'rank Dear Ms. Wilkinson: As a result of the City of Atascadero Planning Commission meeting last week, a meeting between the Atascadero Mutual Water Company, their design consultants and the three adjacent property owners most affected by this project occurred on Tuesday. ,tune 22, 2004. The three property owners in attendance were Mr. Roy Manley, Ms. Karen Vaughan and 1. 1 agreed to memorialize the understandings we reached and hereby report sante: • The Water Company will install a security gate relatively near their new tank on the spur road to the tank, not on the access road off El Monte. The Water Company will exclusively control this gate. No resident mNuires access to this arca. • The Water Company will install asphalt pavement on the access mad otT H1 Monte Road per City standards from where it currently ends just past Mr. Hanley's driveway, across my property, connecting to and just past my dn-veway and then "spurring off" to their tank. • The Water Company agreed to move their tank approximately 10' toward the northwest, along the rear site property line (to%sard my property) to improve the site lines front the "view side" of my house. • The Water Company agreed to eliminate the retaining walls along their spur road (on my property) and achieve the sane engineering goal by "easing' the adjacent grading along the spur road on my site. 1 will aatrec to convey a construction easement if required to accommodate this effort. A retaining wall may be required around the utility equipment in this area but only if no other reasonable engineering solution via grading can he adequately designed. • Landscape maturity levels were agreed to as designed. The Water Company will add one 5 -gallon oak tree in the center of the open area where a view corridor exists from Mr. Hanley's site Through the existing trees near the tank. ITEM NUMBER: 2 DATE: 07-06-04 Attachment 2: Letter continued The Water Company will install a fire hydrant off their new tank discharge line near the existing easement road. • The Water Company will relocate, at their cost, two water meter services for Ms. Vaughan's and my property from EI Monte Road to the discharge line off their new tank near the easement road. • The water Company will attempt to investigate and reasonably cure current water pressure concerns expressed by Ms. Vaughan. • The water Company will re-grade/re-base the casement road as necessary (on their property) to encourage rainwater to 'pitch" toward the western edge of thr easement road and contain the flow toward their new catch basin. Given the above-mentioned understandings we three property owners are in 1611 surpor- of this project. Sincerely, 41441t�- .1atrick R. Martin 14675 El Monte Road Atascadero. CA 93422 (805) 674-5703 cc: Mr. John Neil ITEM NUMBER DATE: 07-06-04 Attachment 3: Draft Mitigated Negative Declaration and Initial Study This page intentionally left blank. ITEM NUMBER: 2 DATE: 07-06-04 Attachment 4: Draft Resolution 2004-0069 DRAFT RESOLUTION PC 2004-0069 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO CERTIFYING PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0017 AND APPROVING CONDITIONAL USE PERMIT 2004-0125 APN 050-361-005 (14595 El Monte Road / AMWC) WHEREAS, an application has been received from Atascadero Mutual Water Company (5005 El Camino Real, CA 93422) Applicant and Property Owner to consider a project consisting of a conditional use permit for a water storage tank; and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004- 0017 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 July 6, 2004 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Certification of the Proposed Mitigated Negative Declaration. The Planning Commission finds as follows: 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project's mitigation monitoring program as conditions of approval; and, 2. The project will not achieve short-term to the disadvantage of long term environmental goals; and, 3. The project does not have impacts which are individually limited, but cumulatively considerable; and, 4. The project will not cause substantial adverse effects on human beings either directly or indirectly; and, ITEM NUMBER: 2 DATE: 07-06-04 SECTION 2. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on July 6, 2004, resolved to approve Conditional Use Permit 2004- 0125 subject to the following: EXHIBIT A: Proposed Mitigated Negative Declaration EXHIBIT B: Conditions of Approval/ Mitigation Monitoring Program EXHIBIT C: Site and Grading Plan EXHIBIT D: Tree Protection and Landscape Plan ITEM NUMBER: 2 DATE: 07-06-04 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: (0 ) NOES: (0 ) ABSENT: (0) ABSTAIN: (0 ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 07-06-04 Exhibit A: Draft Mitigated Negative Declaration This page intentionally left blank. ITEM NUMBER: DATE: 07-06-04 EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program EI Monte Road Water Tank (CUP 2004-0125) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department EI Monte Road Water Tank Storage BP: Building Permit Fl: Finallnspecfion PD: Police Department CE: City Engineer CUP 2004-0125 TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA: City Attomey Planning Services 1. The approval of this conditional use permit shall become final BP PS and effective following Planning Commission approval. 2. The project landscaping shall include only native and drought GP PS resistant plant materials for all proposedshrubs and groundcovers on all cut and fill locations. One (1) additional 15 gallon native oak tree shall be planted on site, subject to staff approval. The proposed native oak trees shall be planted, double staked, maintained in good health and be located east of the water tank. Location of trees shall be verified by the project arborist and approved by staff. 3. The water tank shall be painted an earth tone to blend with BP/FO PS the surrounding landscape. 4. Asphalt pavement shall be instal led per City standard from the FO PS/CE access point off EI Monte Road to the water tank. 5. A security gate shall be installed near the water tank for the FO PS/FD sole purpose of the Atascadero Mutual Water Company. The gate shall be subject to Planning and Fire Department approval. 6. The Atascadero Mutual Water Company shall install a fire FO PS/FD hydrant off the new tank discharge line near the existing easement road. 7. The Atascadero Mutual Water Company shall relocate water FO PS/BS meter services at 14675 and 14555 EI Monte Road to the discharge line off the new tank near the easement road. 8. The Atascadero Mutual Water Company shall provide detailed FO PS documentation of intentto cure water pressure concerns at 14555 EI Monte Road. 9. The Conditional Use Permit shall be consistent with all GP/BP/FI/TO/ PS conditions andexhibit;. FO Building Services 10. A soils investigation prepared by a licensed Geotechnical BP FM Engineer is to be provided for the project. The report is to ITEM NUMBER: DATE: 07-06-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program (Monitoring Measure PS: Planning Services BL Business License BS: Building Services GP: Grading Permit FD: Fire Department El Monte Road Water Tank Storage BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0125 TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA: City Attorney 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. City Engineer Project Conditions BP BS 11. The applicant shall submit grading and drainage plans for review by the City Engineer. The grading plan must include erosion control details. 12. The applicant shall submit drainage calculations for review BP PW and approval of City Engineer. Calculations shall analyze the capacity of existing facilities. 13. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 14. Existing drainage patterns from adjacent properties shall BP PW not be obstructed. 15. All drainage from improvements shall cross property lines BP PW within drainage easements. Mitigation Measures Mitigation Measure 3.b.1: The project shall be conditioned to BP BS/PS 3.b.1 comply with all 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. 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. 0 Limit the length of the construction workday period, if ITEM NUMBER: DATE: 07-06-04 Conditions of Approval / Mitigation Monitoring Program El Monte Road Water Tank Storage CUP 2004-0125 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 necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A Reduce the amount of the disturbed area where possible. B. Use of water trucks or spri nkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1: The Grading Plan shall identify tree BP PS 4.e.1 protection fencing around the dripline of each existing on-site tree and/or native shrub mass within 20 feet of construction activity. ITEM NUMBER: DATE: 07-06-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program (Monitoring Measure PS: Planning Services BL Business License BS: Building Services GP: Grading Permit FD: Fire Department El Monte Road Water Tank Storage BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0125 TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA: City Attorney Mitigation Measure 4.e.2: Grading and excavation and grading work BP PS 4.e.2 shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow, or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 6.b: All disturbed areas, not shown on the BP BS/PS 6.b project landscape plan for landscaping shall be hydro seeded with a native seed mix. Erosion control measures shall include an erosion control blanket for all 2:1 fill slopes. Affected areas that previously contained native shrubs and vegetation shall be replanted with similar plant species per the approved landscape plan. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked out on to EI Monte Road and/or the private access drive by construction vehicles. Mitigation Measure 11.d: All construction activities shall comply with BP BS/PS 11 A the City of Atascadero Noise Ordinance for hours of operation. EXHIBIT C: Grading and Drainage Plan is s rS�'lei"E " 264.33' R. ITEM NUMBER DATE: EXHIBIT D: Landscape and Tree Protection Plan Condition 2: Plant one 15 -gallon native oak tree 4-- '� concrKccr — �.- Q.Y1Lr Ayeitout ITEM NUMBER: 3 DATE: 7-6-04 Planning Commission Staff Report Staff Report - Community Development Department 2325 EI Camino Real — Factory Outlets Phase 2 Amendment Single Family Planned Development Zone Change 2003-0046, Residential and Commercial Master Plan of Development (CUP 2003-0112), Tentative Tract Map 2003-0031 (Borges) SUBJECT: The proposed project consists of an application for a Zone Change, Conditional Use Permit (CUP) and Tentative Tract Map. The Zone Change request would establish a Planned Development #7 overlay on the upper 2 -acre portion of the site subject to a master plan of development (CUP) that would allow sixteen (16) single-family residences. The Master Plan of Development (CUP) also includes five (5) commercial 2 -story buildings and a landscaped pocket park lot to be constructed on individual lots on the lower 2 -acre portion of the site. The Tentative Tract Map would create a twenty-two (22) -lot subdivision for the overall project. The project site is located within the previously approved Factory Outlets master planned commercial center. The site plan is required to be consistent with the approved Factory Outlets II Master Plan and development policies within the City's General Plan. The project is subject to architectural and landscape appearance standards. RECOMMENDATION: Staff Recommends.- 1. ecommends. 1. Adopt Resolution No. PC 2004-0065 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004-0018; and, 2. Adopt Resolution No. PC 2004-0066 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2003-0046 based on findings; and, ITEM NUMBER: 3 DATE: 7-6-04 3. Adopt Resolution No. PC 2004-0067 recommending that the City Council approve the Master Plan of Development (CUP 2003-0112) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 4. Adopt Resolution No. PC 2004-0068 recommending the City Council approve Tentative Tract Map 2003-0031 based on findings and subject to Conditions of Approval and Mitigation Monitoring. Situation and Facts: 1. Applicant / Representative: Jeff Borges, 625 Wild Oats Way Templeton, CA 93465 2. Project Address 3. General Plan Designation 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Status DISCUSSION: Analysis of Plannina Issues 1. Project Definition 2325 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-037 General Plan Designation: General Commercial; Medium -Density Residential (10 units per acre) Commercial Retail; Residential Multifamily -10 4.00 acres Single Family Residence Proposed Mitigated Negative Declaration 2004-0018 The originally proposed project consists of subdividing one half of the 4.0 -acre site for 16 single-family homes on individual lots as a Planned Development #7 overlay zone, and one-half of the site for 5 commercial buildings on individual lots and a separate landscaped tot lot for use by the PD -7 residents as a master plan of development (Conditional Use Permit). The commercial building lot sizes range from 7,730 to 12,400 square feet with a 2 -story 3,024 or 3,200 square foot commercial building on each lot. The additional hndscape pocket park is 5,122 square feet. ITEM NUMBER: 3 DATE: 7-6-04 Each home will have a two car attached garage with additional uncovered spaces provided in the driveway that fulfill the guest -parking requirement. There are four additional on -street parking spaces available (CUP Condition 16). Each unit is consistent with the PD -7 requirement of providing a minimum 40% parcel landscaping and building footprints of less than 35% of the parcel area. Proposed homes are 1254, 1305, 1400 square feet. Attached garages add another 400 - 450 square feet to each home. A Master Plan of Development will include all site development and architectural design standards for the project. The Master Plan of Development will be approved in the form of a Conditional Use Permit as required by the Zoning Ordinance. The Planning Commission can make any future amendments to the Master Plan of Development in the future, independent of Council action. Original Project Summary Table PD -7 SITE AREA SUMMARY COMMERCIAL LOTS 1-6 AREA -87.432 SF LOT No. GROSS AREA NET AREA SLOG AREA 1 COvERAGE LANDSCAPE AREA % COVERAGE LOT 1 12,841 Sr 9,322 SF 1,760 SF I i-7. _1.912 SF 15% LOT 2 19.053 SF 16,319 SF 2,224 SF 12X 9.343 Sr 49% LOT 3 14,533 SF 11,948 SF 1,760 SF 12% 1.645 SF 112 LOT 4 13,022 SF 1 10.030 SF 1,760 Sr 14% 2,235 SF 17% LOT 5 8,900 SF 4,948 SF PARK - 5.122 SF 58% LOT 6 J 19.083 SF I 8.468 SF 1.760 SF 97, 4.163 SF 22X RESIDENTIAL LOTS 7-22 AREA -92.765 SF _ LOT No. CROSS AREA NET AREA BLOC AREA 1 COVERAGE 35% MAX)LANDSCAPE AREA x COVERAGE (40% MIN) LOT 7 5.700 SF 4,389 SF 1.656 SF 29X 2.601 SF 46% LOT 8 5.100 SF 3,927 SF 1,440 SF 281 2.306 SF 45% LOT 9 5.100 SF 3,927 SF 1.656 SF 32% 2,082 SF 41% LOT 10 5,100 Sr 3.927 SF 1,112 SF 221 2.574 Sr 5070 LOT 11 5.100 SF 3.927 SF 1,656 SF 321 2.082 SF 41% LOT 12 8.034 SF 4.281 SF 1,112 SF 141 3,374 SF 56% LOT 13 6,275 SF 5,125 Sr 1.440 SF 231 3,395 SF 54% LOT 14 6.275 SF 5.125 SF 1.112 SF 1871 3,665 SF 587E LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 6.275 SF 6.275 SF 8,034 SF 5.100 SF 5,100 Sr 5.100 SF 5.100 SF 5,125 SF 5.125 SF 4,281 SF 3.927 SF 3,927 5F 3,927 SF 3.927 SF 1,656 SF 1,440 SF 11112 SF141 1,656 SF 1,440 SF 1,112 SF 1.656 SF 269E 232 321 28% 221 32% 3.159 SF 3,398 SF 3.310 SF 2.020 SF 2.208 SF 2.489 SF 2,050 SF 50% 54% 65% 40% 43% 497E 40% LOT 22 5,100 SF 1 3,927 SF 1.440 SF 287: i 2.213 SF 4376 2. Background Surrounding Land Use and Setting: North: Vacant South: Residential Single -Family ITEM NUMBER: 3 DATE: 7-6-04 East: Residential Single -Family West: EI Camino Real - Factory Outlets The General Plan and Zoning Ordinance identifies properties to the north as General Commercial and Medium Density Residential (10 units per acre). Properties to the east are Suburban Estate with a 2.5 -acre minimum lot size and properties to the west are Commercial Park. The proposed Commercial Retail and Multi -family Residential use is consistent with the General Plan. The Zoning Ordinance allows the proposed commercial development with approval of an amendment to the Factory Outlets II Conditional Use Permit/Master Plan of Development, as analyzed within this staff report. The establishment of a Planned Development Overlay No. 7 (PD -7) in the RMF -10 zone, which requires a minimum of 4 single-family units, is consistent with the PD -7 site development standards and appearance review, as analyzed within this report. The proposed PD -7 Overlay Zone and commercial development requires a Master Plan of Development over the entire project site and incorporates all site development and appearance review standards including architecture, landscaping, materials and color. Per the Zoning Ordinance, the Master Plan of Development is processed as a Conditional Use Permit. Planning Commission Hearing —June 15, 2004 The Planning Commission conducted a public hearing for the proposed project on June 15, 2004. Public comments focused on the master planning of all of the commercial sites along the east side of EI Camino Real regarding site planning, access and circulation. The project was continued on a 5-0 vote with tow commissioners absent, in order to allow the applicant and adjacent property owner time to resolve site plan and circulation connectivity issues before returning to the ITEM NUMBER: 3 DATE: 7-6-04 Commission for further review. On June 22, 2004, the applicant and adjacent property owner met with staff to discuss their interest in the proposed project site and circulation improvements. Discussion focused on master planning of the commercially zoned properties across from the existing Factory Outlets along EI Camino Real which are subject to consistency with the approved Factory Outlets II Master Plan (approved by the City Council, July 1996). Significant concerns were identified regarding residential area circulation within and adjacent to future residential developments. Focused discussion included: 1. Realignment of the project entry through the small residential property (property along EI Camino Real fronting the proposed project site); 2. Reciprocal access between the commercial sites; and 3. Reciprocal access between adjacent residential properties, including relocation of the reciprocal residential access through lot 21 and the proposed tot lot. Staff Comment: The applicant responded with a revised site plan (see below) which relocates the proposed entry, reconfigures the commercial lots, and reduces the tot lot site to a landscape and parking area. The Planning Commission must consider whether the proposed project, as modified is consistent with the Council -approved Factory Outlets II Master Plan. Key elements of that plan are: (1) Site access and circulation; (2) Compatible land use; and (3) Architectural consistency. It is the opinion of staff that the revised site plan is inconsistent with the Factory Outlets II Master Plan site access and circulation. Additional analysis and Master Plan exhibits are below. ITEM NUMBER: 3 DATE: 7-6-04 Revised Site Plan ITEM NUMBER: 3 DATE: 7-6-04 Prime Commercial Site Designation Staff notes that on March 23, 2004 the City Council adopted a Prime Commercial Sites Map, which identifies several large sites within the City to be retained for commercial use only. The commercially zoned properties between Del Rio Road and the proposed project site have been designated as a Prime Commercial site. The proposed project includes five commercial buildings and a landscaped pocket park lot with vehicular and pedestrian connections to future development north and south of the project site, as analyzed within this report. Consistency with previously approved Factory Outlet Master Plan In July 1996, the City Council approved a general plan amendment, master plan of development, zone change, and certified an environmental impact report for a 83,183 square foot factory outlets commercial center along the east side of EI Camino Real, directly opposite of the Phase I (existing) Factory Outlet Center. In addition a 32 -lot residential subdivision meeting the City's RMF -10 (PD7) multi- family residential zoning standards was included to the east of the phase II commercial project. Although the project was not implemented, the General Plan and zoning designation for the project remain as approved at that time. The General Plan identifies this site, along with adjacent properties to the north and south as a 150,000 square foot Commercial Center with special features including a master plan commercial center compatible with the Factory Outlets. In addition, the current General Plan requires that the Commercial Center, which includes the project site, have an approved Master Plan Development approved in the form of a Conditional Use Permit, Planned Development, or Specific Plan. (Policy 1.1, Program 10). As a result of the Factory Outlets Phase II Maser Plan area being comprised of several individual ownership parcels, the project applicant is requesting a conditional use permit for only a portion of the original Phase II project site and has incorporated site plan and vehicular/pedestrian circulation connections. The following two site plans illustrate the Factory Outlets Phase II Commercial Center and the location in which the proposed project encompasses. ITEM NUMBER: DATE Factory Outlet 11 Commercial Master Plan a f.: Q D H H H N N H V ZC%% ID03 cc a CL CDv C c� 4n > � ^ m oana: E Dm Driveways g C Project Site N QM ao Align (Commercial Portion If � a _- _-. _ i u GiMmaFuture Commercial °D Factory Outlets o o Phase II M ! C O ; I I 4 a N C �AA ! ' cc a� N Io W C==0 D in � D D O Z � ca CL UJ i Ca ~ I O O BOO CC I Existing 2 P Factory LL Future I Outlets ' Residential Phase I W a vv_ Subdivision sii VMSaa - °< 3 7-6-04 ITEM NUMBER: DATE: 7-6-04 Factory Outlet 11 Commercial Master Plan ITEM NUMBER: 3 DATE: 7-6-04 3. Proposed Site Plan As mentioned above, the General Plan requires that the original phase II project site be developed with a master plan of development. The applicant has provided a master plan of development that demonstrates the proposed development is consistent with the original concept of a master planned commercial center. The applicant has worked with staff in identifying vehicular and pedestrian circulation within the overall site and, ingress and egress along EI Camino Real. The master plan identifies reciprocal circulation between adjacent properties so that when completely developed, the overall commercial area will be parked and circulate similar to the original Factory Outlets II master development plan. This parking and circulation arrangement will also provide improved ingress and egress from EI Camino Real consistent with the General Plan. �_ ¢'sidertti t 16 ra t � PTN LOT 6, S" 22 r- � \a -- _ _ _IT Ar �Wlc IN FRUX 4142 -- :BraVid ^Commercia - LOT 7. BLU( 22 cawbrZ ` 7 - ,.\'7 .. � \,•. ALJ Future Shared Driveways t Project Site (Residential Portion) Project Site (Commercial Portion) ITEM NUMBER: 3 DATE: 7-6-04 Appearance Review Architecture. Materials. Color A. Commercial The applicant proposes homes with special architectural features, upgraded building materials, consistent colors, and landscape design. In addition, staff has added conditions of approval consistent with General Plan & Zoning requirements, as identified below. The project has been designed with five commercial buildings that incorporate architectural themes and materials consistent with traditional Spanish and Monterey influence style architecture. Only minor conditions of approval have been included regarding exterior material finishes (materials, lighting) (CUP Condition 13). In addition, a condition has been included requiring the commercial buildings to add a stone veneer to the "wainscot" base of each commercial building on street -facing elevations (CUP Condition 14). A variety of architectural embellishments will be incorporated into each building including: Covered entry porches, storefront windows double or single hung windows, decorative wrought iron balcony railings, and gable vents. Four color schemes are proposed for the buildings. Trash/recycle enclosures are provided to serve each building. B. Residential The applicant proposes six different home elevations of traditional wood -sided and stucco home design with special architectural features, upgraded building materials, consistent colors, and landscape design. In addition, staff has added conditions of approval consistent with General Plan & Zoning requirements, as identified below. The project has been designed with residential units that incorporate architectural themes and materials consistent with traditional Atascadero colony neighborhoods. Only minor conditions of approval have been included regarding exterior material finishes (materials, lighting, garage doors) (CUP Condition 13). A variety of architectural embellishments will be incorporated into the new house designs, including: Covered entry porches, double or single hung windows, architectural banding, gable vents, and a variety of composition tile roofing colors. Eleven color schemes are proposed for the new homes. All trash storage, recycle storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. ITEM NUMBER: 3 DATE: 7'6'04 Elevations of Commercial Buildings move Mlow o H ON ITEM NUMBER: 3 DATE: 7-6-04 Front Elevations of Residential Buildinas ------------- Zwt -w 46 1-- ik J:7 - -" ITEM NUMBER: 3 DATE: 7-6-04 The applicant has included a oolor and material sample board for each house plan. Refer to Exhibit H for details. Planned Sign Program A Conditional Use Permit for a commercial Master Plan of Development requires a planned sign program. The commercial building elevations identify specific sign locations and sign materials for each building. Although no commercial monument sign is identified, a condition of approval has been added that any future monument sign materials incorporate stone veneer into the overall design (CUP Condition 21). Landscape Design The preliminary landscape plan has been designed for compatibility with the surrounding neighborhood and visual appearance from EI Camino Real. The site landscaping plan includes a variety of native and accent trees. All front and street - facing side yards shall be landscaped by the developer (CUP Condition 9). The individual property owners will landscape back yards. A landscape buffer planting of trees and shrubs along the rear yards of lots 13, 14, 15, and 16 (CUP Condition 9). Landscape maintenance will be the responsibility of the individual property owner. The landscape plan and palette meets the PD -7 requirements. A condition has been included to utilize a 4 to 6 inch thick layer of mulch under the canopy of any native oak trees to be retained. Only compatible native or drought resistant plant materials with special low-water irrigation systems may be installed under the tree canopy, subject to review and written approval of the project tree arborist, and subject to fi nal staff approval (CUP Condition 9). Two native oak trees will be removed by the proposed project. Site Plan, Circulation, Parking As previously mentioned, the site plan has been proposed to meet the requirements of the Atascadero Municipal Code and the intent of the factory outlets II master plan. The project also meets the appearance review requirements of the General Plan. The project will include street frontage improvements along EI Camino Real. Each lot contains a minimum 2 parking spaces, which is consistent with the code - required parking spaces. Additional guest parking will be available along the access drive for four vehicles (CUP Condition 16). Planned Development 17 requires specific building and garage setbacks. Staff has reviewed each lot and building placement for setback consistency. ITEM NUMBER: DATE Site Drainage 3 7-6-04 The site slopes gently to the southwest towards EI Camino Real and U.S. Highway 101. Drainage has been designed to flow into one on-site shallow drainage detention basin. The basin will be landscaped by the applicant and maintained by the homeowner's association or other funding or maintenance agreement (CUP Condition 23). 1 A,__1_..._I-- Sewer service will be extended from EI Camino Real to the project site. Tree Protection The project requires the removal of two native oak trees due to project construction. In addition, there is one tree that may be impacted due to project construction. Mitigation measures have been incorporated into the project to reduce impact to native trees to a less than significant level. (Mitigation Measures 4.e.1, 4.e.2, 4.e.3) Also refer to tree protection exhibit and tables below. Evergreen Native Trees (inches) Mitigation Requirement Deciduous Native Trees (inches) dbh notes 1 2 3 4 5 6 Total 0 -inches req'd tree replacements: dbh notes 1 9 -inches 2 10 -inches 3 0 five gal trees 4 0 box trees (24") 5 0 box trees (24") 6 6 five gal trees Total 19 -inches Mitigation Requirement Deciduous Native Trees (inches) dbh notes 1 2 3 4 5 6 Total 0 -inches req'd tree replacements: 6 five gal trees req'd tree replacements: 0 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 box trees (24") 0 box trees (24") Remaining Mitigation 6 five gal trees Remaining Mitigation 0 five gal trees Tree Fund Payment: $ 316.67 Tree Fund Payment: $ Totals 19 -inches 6 five gal trees 0 five gal trees 0 box trees (24' 6 five gal trees ITEM NUMBER: 3 DATE: 7-6-04 4. Project Benefits One of the required findings for approval of a planned development rezone is that the project offers certain redeeming features to compensate for the requested modification. The table below summarizes the City Council Planned Development Benefits Policy with underlined items applying to the proposed planned development. PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core a) Affordable / Workforce a) Pocket Parks in larger Housing projects PD -7 PQ_1 7 b) High Quality Architectural Design CIISWA4 RD'S c) High Quality Landscape c) Design d) Buffering between Urban and Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc.) e) Higher density to meet Housing Element goals Affordable Housing The City Council has implemented an interim inclusionary affordable housing program to include a fixed percentage of units within residential developments that require a legislative approval to be reserved as deed restricted affordable units or an in -lieu fee to be collected. In addition, the program provides an incentive of allowing all inclusionary units to be treated as a density bonus that is not counted as part of the maximum density entitlement of the site. This program requires the proposed project to provide two deed -restricted moderate -income units for a 30 -year period as follows. A condition of approval has been added to this effect (CUP Condition 11 and TTM 9). 6. Tentative Tract Map A twenty -two -lot tract map is proposed as part of the project consistent with the Master Plan of Development. The tract map has been conditioned by staff and the City Engineer to meet all City standards including street frontage improvements. The applicant will be required to record CC&R's for the map that will include maintenance and access of any common areas and the drainage detention basin (CUP Condition 23 and TTM 29). ITEM NUMBER: 3 DATE: 7-6-04 7. Master Plan of Development (Conditional Use Permit) As previously mentioned, a Master Plan of Development is required for the PD -7 overlay zone and the commercial development, to be approved through the Conditional Use Permit process. 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 following five findings must be made 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 and appearance is consistent with the multi -family residential and commercial designation of the Plan and General Plan Land Use Element Policy 1.1 and Housing Element Policy 4.3. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -7 Ordinance. Staff Comment: As conditioned, the project satisfies all PD -7 Zoning Code provisions. the project application. Staff notes that the proposed residential and commercial portions of have been combined into one CUP master plan of development 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed residential project will not be detrimental to the general public or working persons health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to be consistent with the existing neighborhood character, and provides future vehicular and pedestrian connections to adjacent properties. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of ITEM NUMBER: 3 DATE: 7-6-04 the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. A single-family residential and commercial subdivision use in the proposed location is consistent and compatible with the surrounding neighborhood. The General Plan identifies one half of this site as multi -family residential to a maximum density of 10.0 dwelling units per acre (du/ac). The other one-half of the site is designated commercial. The project is consistent with the City's General Plan Land Use and Housing elements. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Master Plan of Development (Conditional Use Permit) can be made. 8. General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: The proposed project is consistent with the General Plan Land Use Element designation of the site as a 150,000 square foot Commercial Center with special features including a master plan commercial center compatible with the Factory Outlets (General Plan Policy 1.1, Program 10). Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees." In staff's opinion, the original project is consistent with the goals and policies of the Land Use Element and the Housing Element. The project will provide 16 single- family dwellings and 5 two-story commercial buildings that fulfill an important housing and business needs within the community. As conditioned, the project incorporates architectural and landscape elements that are consistent with the character of the surrounding neighborhood, and the General Plan's appearance review requirement. 9. Proposed Environmental Determination Staff has prepared an Environmental Impact Assessment in the form of a Draft Mitigated Negative Declaration. The document was circulated to public agencies and interested members of the public on May 24, 2004. The environmental analysis identified concerns regarding potential impacts to aesthetics, air quality, biology, cultural resources, geology and soils, water quality, and noise. Mitigation measures ITEM NUMBER: 3 DATE: 7-6-04 pertaining to these areas are included. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. In addition, the project is consistent with Environmental Impact Report (SCH#96011031) for the Atascadero Factory Outlet II and Tentative Tract 2215. The Initial Study has evaluated the potential for this project to cause an adverse effect -- either individually or cumulatively -- on wildlife resources. There is no evidence the proposed project would have any potential for adverse effect on wildlife resources. Based on this finding, a Certificate of Fee Exemption will be submitted with the Notice of Determination after project approval, as required by Public Resources Code section 21089. The Certificate of Fee Exemption allows the project to be exempted from the review fee and environmental review by the California Department of Fish and Game. Staff is recommending the Commission recommend that the City Council certify Proposed Mitigated Negative Declaration 2004-0018. Conclusion The original proposed project is generally consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. The applicant has proposed design modifications, resulting in a revised site plan that is not entirely consistent with the approved Factory Outlets II Master Plan. It is staff's opinion that only the proposed project, as conditioned, allows the Planning Commission to make all of the required findings for project approval recommendation to the City Council. FISCAL IMPACT: The commercial portion of the project could have a slight positive impact on City revenues depending on the future business tax revenues. As a general rule, office space does not generate substantial revenues, if any. The residential portion of the project would have a slight negative impact on City revenues. As a general rule, single-family swellings require services that exceed the revenue generated by the proposed uses. ALTERNATIVES: 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to ITEM NUMBER: 3 DATE: 7-6-04 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 recommend the City Council deny the project. The Commission should specify the reasons for recommendation of denial and make an associated finding with such action. PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2 Draft Resolution of Approval Proposed Mitigated Negative Declaration Attachment 3: Draft Resolution of Approval Proposed Zoning Map Change Attachment 4: Draft Resolution of Approval Proposed Master Plan of Development Attachment 5: Draft Resolution of Approval Proposed Vesting Tentative Tract Map Attachment 1: Location Map, General Plan and Zoning ,,F���' :� mss► Of h t ' ITEM NUMBER: 3 DATE: 7-6-04 Project Site y aa. V44000'\�'_ RS r r moi} Je '� •.� •� 1j�{ � tip ,{��� "i� '� General Plan MFR (10 un/ac), GC Zoning District RMF -10, CR ITEM NUMBER: DATE: 7-6-04 ATTACHMENT 2: Draft Resolution PC 2004-0025 ZCH2O03-0046/Master Plan of Development (CUP 2003-0112)/TTM 2003-0037 Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2004-0065 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0018 PREPARED FOR ZONE CHANGE 2003-0046, CONDITIONAL USE PERMIT 2003- 0112 AND TENTATIVE TRACT MAP 2003-0037 APN 049-151-037 (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential Multi -Family) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped pocket park lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004- 0046 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 Tuesday, July 6, 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 2004-0018 based on the following Findings as shown on Exhibit A: 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. 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. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A Proposed Mitigated Negative Declaration 2004-0018 ATTACHMENT 3: Draft Resolution PC 2004-0026 PD -7 ZCH 2003-0063; Master Plan of Development (CUP 2003-0112) Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2004-0066 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2003-0046, AMENDING THE OFFICIAL ZONING MAP DISTRICT OF APN 049-151-037, FROM RMF -10 (RESIDENTIAL MULTI -FAMILY -10) to RMF -10 (RESIDENTIAL MULTI -FAMILY -10 WITH PLANNED DEVELOPMENT OVERLAY #7) (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential Multi -Family) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped pocket park lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, the site's General Plan Designation is MFR (MultrFamily Residential 10 units per acre); and, WHEREAS, the site's current zoning district is RMF -10 (Residential Multi -Family, 10 units per acre); and WHEREAS, General Plan RMF land use designation allows for the creation of single-family planned development projects, and Zoning Ordinance Article 28 allows Planned Development Overlay zones to be established to promote orderly and harmonious development and to enhance the opportunity to best utilize special site characteristics; and WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Official Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development of the City; 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 Zone Change 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 Zoning amendments; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of a Zone Change to the Official Zoning Map of Atascadero Designating a PD Planned Development Overlay District. The Planning Commission finds as follows: 1. Modification of development standards or processing requirements is warranted to promote orderly and harmonious development. 2. Modification of development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. 3. Benefits derived from the overlay zone cannot be reasonably achieved through existing development standards or processing requirements. 4. Proposed plans offer certain redeeming features to compensate for the requested modification. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on July 6, 2004, resolved to recommend that the City Council introduce for first reading an ordinance that would rezone the subject site consistent with the following: 1. Exhibit A: Zone Change Map 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: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary -xhibit A: Draft Resolution PC 2004-0066 Official Zoning Map Change 2003-0046 (Planned Development Overlay #7) 3 M T. ATTACHMENT 4: Draft Resolution PC 2004-0067 PD -7 ZCH2O03-0063/Master Plan of Development (CUP 2003-0112) Proposed Master Plan of Development DRAFT RESOLUTION PC 2004-0067 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 2003-0112 FOR FIVE COMMERCIAL BUILDINGS, ONE POCKET PARK LOT, AND SIXTEEN SINGLE-FAMILY HOMES ON A 4.0 -ACRE SITE (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential MultrFamily) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped pocket park lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, two acres of the site's General Plan Designation is GC (General Commercial) and two acres of the site is MFR (MultimFamily Residential 10 units per acre); and, WHEREAS, two acres of the site's current zoning district is CR (Commercial Retail) and two acres of the site is RMF -10 (Residential Multi- Family, 10 units per acre); and WHEREAS, General Plan MDR land use designation allows for the creation of single-family planned development projects with a master plan of development to be processed as a conditional use permit; and Zoning Ordinance Section 9.2.109 requires a master plan of development for commercial project over 10,000 square feet to promote orderly and harmonious development and to enhance the opportunity to best utilize special site characteristics; and, WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development and expanding housing opportunities within the City; 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 Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, 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 or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -7 Ordinance; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 2. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: ■ Early consultation with the City; ■ Consideration of practical design alternatives; ■ Provision of cost comparisons (from applicant) for practical design alternatives; ■ If saving tree eliminates all reasonable uses of the property; or ■ If saving the tree requires the removal of more desirable trees. SECTION 3. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on July 6, 2004, resolved to recommend that the City Council approval of the Master Plan of Development (CUP 2003-0112) subject to the following: 1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development/Site Plan 3. EXHIBIT C: Statistical Summary of Project 4. EXHIBIT D: Grading and Drainage Plan 5. EXHIBIT E: Utility Plan 6. EXHIBIT F: Landscape Plan 7. EXHIBIT G: Tree Protection Plan/Arborist Report 8. EXHIBIT H: Commercial Elevations and Floor Plans 9. EXHIBIT I: Residential Elevations and Floor Plans 10. EXHIBIT J: Site Sections 11. EXHIBIT K: Color and Materials 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: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval CUP 2003-0112 Master Plan of Development for PD -7 ZCH 2003-0046 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO Temporary Occupancy P Y CA: Wastewater CA: City Attorney F0: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become BP PS final and effective following City Council approval. 2. Approval of this Master Plan of Development shall be valid FM PS concurrently with the life of Tentative Tract Map 2003-0031 and then indefinitely following final map. The Master Plan of Development approval shall expire and become null and void unless a final map is recorded consistent with the Master Plan of Development. 3. Changes to the Master Plan of Development shall be approved by On- PS the Planning Commission and do not require Council action. goi ng 4. The Community Development Department shall have the authority BP/FM PS to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 5. All subsequent Tentative Tract Map and construction permits shall BP/FM PS be consistent with the Master Plan of Development contained herein. 6. All exterior elevations, finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibits H, I and K. 7. All site development shall be consistent with the maximum BP/FM PS intensities described in the statistical project summary as shown on Exhibit C. 8. All site work, grading and site improvements shall be consistent BP/FM PS with the Master Plan of Development as shown in Exhibit B, E, F and J. 9. 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 B, F, and G. All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. Trash/recycle Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy container areas shall be screened with fencing or landscape. Enclosures are to include solid metal doors. The developer shall landscape all residential front and street - facing side yards. The developer shall landscape all commercial areas. All landscape maintenance shall be the responsibility of the individual property owner. Street trees on EI Camino Real shall be Coast Live Oak. All proposed tree locations, s pecies, and sizes shall be as identified in Exhibits B and F, or as amended herein. Trees shall be double staked. Lot 1: Drainage detention basins shall be landscaped with drought tolerant vegetation by the developer and maintained per Condition 23. All lawn areas within the commercial portion of the project shall be replaced with drought tolerant groundcover and shrub plantings. Landscaping underneath the canopy of existing native oak trees shall utilize a 4 to 6 inch thick layer of mulch. Only compatible native or drought resistant plant materials with special low-water irrigation systems may be installed under the tree canopy, subject to review and written approval of the project tree arborist, and subject to final staff approval. A 3 -foot wide landscape planter shall be located between the detention basin, parking lot, and off-site residence. All pocket park play equipment shall be of commercial grade, design, quality and durability, subject to staff approval. Expand back yard landscape buffer planting to bottom of slope on lots 13, 14, 15, and 16. Extend back yard landscape buffer planting on lots 7— 13, as feasible. 10. All project fencing shall be installed consistent with EXHIBIT E BP PS subject to the following modifications. Proposed concrete block screen wall shall be of dark earth tone split face material. The design of all fencing shall be compatible with the overall project design, subject to staff approval. Chain link fencing shown on Sheet C-2 shall be omitted. 11. Affordable Housing Requirement: The applicant shall designate FM, BP PS, CE two deed -restricted units for a 30 -year period. Such units shall be Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD-7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy located throughout the project and shall be subject to planning staff approval. 12. Affordable Workforce Housing FM, BP PS, CE Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60-lays. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 13. All exterior material finishes (materials, lighting, garage doors) BP PS shall be durable, high quality, and consistent with the architectural appearance of each home. Commercial building plaster finish shall be of smooth finish. 14. Residential porch columns/posts shall be of 6"x6" minimum BP PS dimension. Porch railing detail shall be of heavy wood top rail with craftsman style detail, subject to staff approval. A variety of garage doors shall be used, be of superior architectural design quality, and be of stained wood finish or painted to match the residence main body color. On all commercial buildings, incorporate a decorative stone or masonry veneer to lower wainscot portion of street facing elevations, subject to staff approval. Identify wainscot banding as pre-cast or equivalent appearance. Roofs shall be of high-quality Spanish barrel tile design with final color /finish selection subject to staff approval. 15. Street or access terminus at four locations along the north side of BP, FM PS, CE the site and one location along the west side of site (residential "C" street (Exhibit A) shall require the following, subject to staff approval: Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy Deed notification to each property on the subject street that the street or access will be extended in the future to possible future commercial and residential development, per Exhibit B and TTM Exhibit A. 16. Add two on -street parking spaces along "C" street adjacent to lots BP, FM PS, CE 17 and 12. 17. Add street paver banding at EI Camino Real entry. 18. Sidewalks fronting lots 20, 21, and 22 to align with lots 5, 17, 18, BP PS and 19 (Not to be against curb). 19. Relocate #12 (lot 21, 22) decorative street lamp to lot 5. BP PS 20. Taper retaining wall location away from drive aisle on lot 3 (SE BP PS corner of building). 21. Sign Program: All commercial building signs shall be located and BP PS constructed per Exhibit H. Proposed residential entry monument signs shall be modified as follows: • Replaces tucco finish with fieldstone material shall be replaced with stacked stone or ledgstone material or veneer; • Lettering shall be of die -cut or similar raised metal letters; • Monument sign not to exceed three feet high by five feet wide; • Only one residential monument sign to be permitted at the lot 5 (tot lot) corner. 22. Tree mitigation shall include payment by the applicant of up to BP, FM PS, CE $316.67 into the City tree replacement fund. 23. A homeowners association, orotherfunding and maintenance agreement between each of the commercial and residential lot property owner 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 maintenance of the drainage detention basin and related facilities and common areas. Building Services 24. A soils investigation prepared by a licensed Geotechnical BP FM Engineer 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. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 25. Final street name selection shall be consistent with the future BP PS, BS street extension, subject to staff approval. 26. Provide a letter from the Atascadero Mutual Water Company BP BS stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 27. Note approved address signage is to be provided. BP BS 28. Note on plans that fire lanes shall be delineated to restrict BP BS parking as required by the Fire Authority. City Engineer Project Conditions Drainage: 29. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 30. The applicant shall submit drainage calculations for review and approval of the City Engineer. 31. All drainage basins shall detain the difference in the 2 -year BP PW 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. 32. The applicant shall address storm water detention to the BP/FM PW satisfaction of the City Engineer, prior to grading and drainage approval, or approval of the final map. 33. 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. The maintenance of the facilities shall be equally born by all properties of this development that contribute to the basin 34. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 35. All drainage from improvements shall cross property lines within BP PW drainage easements. 36. Applicant shall construct all drainage facilities as necessary to BP PW connect to existing facilities in EI Camino Real. City Engineer shall approve final design, prior to construction. Frontage Improvements: BP PW 37. Project shall include construction of curb, gutter and sidewalk BP PW along entire EI Camino Real frontage. 38. The EI Camino Real center median shall remain in its current BP PW location and the project access along EI Camino Real shall be Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy limited to right -in and right -out access only, with the entry being designed for these vehicle movements, subject to City Engineer approval. 39. The City Engineer shall approve alignment of frontage BP PW improvements. 40. The entry location of project on EI Camino Real shall be located BP PW in such a location as to provide adequate site distance for vehicles exiting project. 41. All utilities shall be undergrounded on EI Camino Real BP PW Improvement Maintenance: Street Improvements and landscaping. 42. As proposed, the applicant shall obtain access easements from FM PW the adjoining property owner. If access easements cannot be obtained, the roadway and adjacent facilities must be adjusted so that all improvements are on this property. The final map shall be modified to show this relocation. 43. All street improvements shall be constructed in accordance with BP PW City of Atascadero Engineering Standards. 44. Prior to recording the final map, provisions for the repair and FM PW maintenance of all street and landscaping improvements shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the streets and landscaping, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 45. Each on-site street/sidewalk terminus shall abut the adjacent FM PW property and have a reciprocal access easement identified on final map. Wastewater: 46. All onsite sewer mains shall be privately owned and maintained. BP PW 47. 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. 48. Applicant shall pay sewer extension (Annexation), Connection BP PW and Reimbursement fees (if applicable) upon issuance of building permit. 49. Gravity mains within the subdivision shall be eight (8) inches in BP PW diameter. 50. Sanitary sewer in EI Camino Real shal I be extended across the BP PW entire project frontage. 51. Drainage piping serving fixtures which have flood level rims BP PW located 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. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 52. All sanitary sewer (SS) mains shall terminate in manholes BP PW unless 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 53. 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. 54. An engineer's estimate of probable cost shall be submitted for BP PW review and approval by the City Engineer to determine the amount of the bond. 55. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 56. All public improvements shall be constructed in conformance BP PW with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 57. The applicant shall enter into a Plan Check/Inspection BP BS agreement with the City. 58. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 59. The applicant shall install all new utilities (water, gas, electric, BP BS cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 60. The applicant shall monument all property corners for BP PW construction control and shall promptly replace them if disturbed. 61. A preliminary subdivision guarantee shall be submitted for BP PW review in conjunction with the processing of the parcel map. 62. 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. 63. Prior to recording the tract map, the applicant shall submit a FM PS/PW map 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 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy Subdivision Ordinance. 64. Prior to recording the tract map, the applicant's surveyor shall FM PW set 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. 65. Prior to recording the tract map, the applicant shall pay all FM BS outstanding plan check/inspection fees. 66. Prior to recording the tract map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company, 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. 67. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. Atascadero Mutual Water Company 68. Before the recording of the final snap, the applicant shall submit plans BP BS 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 confonnance 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. 69. 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. 70. 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. 71. The applicant shall provide AMWC with easements for those water BP BS facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 72. The applicant shall submit a hydraulic analysis with the first plan BP BS check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 73. The applicant shall obtain a separate landscape -irrigation meter(s) BP BS from AMWC for the common areas within the project. 74. Landscaping for the common areas shall be drought -tolerant. BP BS 75. Before construction of the water system improvements, AMWC shall BP BS review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following: • Landscape irrigation meter location and size. • Backflow prevention device type, location, and manufacturer • Flow and precipitation rate for each circuit • Irrigation schedules including schedules for establishment period and post establishment period • Total anticipated water application per circuit per month for both schedules • Total landscape water application. • Use drip irrigation where ever possible • A check valve shall be installed on the lowest head in each sprinkler circuit Mitigation Measures BP PS 1.c.1 Mitigation Measure 1.d.1 : If exterior lighting is proposed, it shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 14 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the private street. Fixtures shall be shield cut-off type, subject to staff approval. Mitigation Measure 3.b: The project shall be conditioned to comply with BP BS 3.b all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: A All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy cease during periods of high winds (i.e. greater than 20 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast - germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. M. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build-up. Mitigation Measure 4.e.1 : A final arborists report shall be required prior GP BS 4.e.1 to project implementation. The report shall identify each native tree proposed for removal and each tree within the project area subject to potential impact. The report shall provide recommendations for tree pruning, tree protection of existing native trees to remain, and identify native tree impact/replacement mitigation per the Atascadero Municipal Code Section 9-11.105. Mitigation Measure 4.e.2: The building permit site plan shall identify all GP BS 4.e.2 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. Mitigation Measure 4.e.3: The proposed street -facing landscape trees, GP BS 4.e.3 parking lot and street trees shall be 15 -gallon size and double staked. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy Mitigation Measure 4.e.4: The developer shall contract with a certified GP BS 4.e.4 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist s hall 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 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. ■ 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. ■ Apply any additional recommendations of the project 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 5.b: Should any cultural resources be unearthed GP PS, BS, CE 5.b during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b.1: The grading permit application plans shall GP PS, BS, CE 6.b.1 include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.d: A soils report shall be required to be submitted GP BS 6.c.d with a future building permit by the building department. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Depatment Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan GP PS, BS, CE 8.0.1 (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 GP PS, BS, CE 8.e.f.2 that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 11.d: All construction activities shall comply with the BP, GP PS, BS 11.d City of Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday 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 Planning Commission. 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. EXHIBIT B: MASTER PLAN OF DEVELOPMENT/SITE PLAN EXHIBIT C: STATISTICAL SUMMARY OF PROJECT Proposed Project Summary PD -7 SITE AREA SUMMARY COMMERCIAL LOTS 1-6)AREA-87,432 SF LOT No. GROSS AREA NET AREA BLDG AREA X COVERAGE LANDSCAPE AREA % COVERAGE LOT 1 12,841 SF 9.322 SF 1,760 SF 147. _ 1.912 SF 15% LOT 2 19.053 Sr 16,319 SF 2,224 SF 127 9.343 Sr 49% LOT 3 14,533 SF 11,948 SF 1,760 SF 127 1,645 SF 11X LOT 4 13,022 SF 10.030 SF 1.760 SF 14% 2,235 SF 177 5 8,900 SF 4,948 SF PARK - 1 5.122 SF 58% _LOT LOT 6 19.083 SF 8.468 SF 1,160 SF 9% 1 4,163 SF 22% RESIDENTIAL LOTS 7-22 AREA -92.765 SF --- LOT No. LOT CROSS AREA NET AREA SLOG AREA COVERAGE 357 MAX LANDSCAPE AREA X COVERAGE (40% MIN LOT 7 5.700 SF 4,389 SF 1.656 SF 29% 2.601 SF 46% LOT 8 5.100 SF 3,927 SF 1,440 SF 28% 2.306 SF 45% LOT 9 5,100 SF 3,927 SF 1,656-97— .32% 2.082 SF 41% LOT 10 5.100 Sr 3.927 SF 1.112 SF 22X_ 2.574 Sr 507 LOT 11 5.100 SF 3.927 SF 1,656 SF 32% 2.082 SF 417 LOT 12 8.034 SF 4,281 SF 1,112 SF 14% 3,374 SF 56% LOT 13 6,275 SF 5,125 Sr 1,440 SF 23% 3,395 SF 549 LOT 14 6.275 SF 5.125 SF 1.112 SF 18X 3,665 SF 58% LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 6,275 SF 6.275 SF 8,034 SF 5,100 SF 5.100 SF 5.100 SF 5,100 SF 5,125 SF 5.125 SF 4,281 SF 3.927 SF 3,927 SF 3,927 SF 3.927 SF 1,656 SF 1,440 SF 1,112 SF 1,656 SF 1,440 SF 1.112 SF 1,656 SF 267 23X 14% 32X 28X 22% 32% 3.159 SF 3,398 SF 3,310 SF 2.020 SF 2.208 SF 2.489 SF 2,050 SF 507. 54% 657 _ 40X 437 49% 407 LOT 22 5.100 SF 3.927 SF 1,440 SF 28% 2.213 SF 437 EXHIBIT D: GRADING AND DRAINAGE PLAN EXHIBIT E: UTILITY PLAN EXHIBIT F: LANDSCAPE PLAN 1 ��aa cx�he� is ITEM NUMBER: 3 DATE: 7-6-04 j? W IL Q U Z J Q CL zz 0j 2< Ua arr Exhibit G: LANDSCAPE PLAN 2 EXHIBIT G: TREE PROTECTION PLAN Ur" RcDort Field Evaluation Form r "301 TREE stag nap , ` llcntarc Trcc' Y'(!P SPL • Qucrc agnfolix lobate. duruosa. douglasn �r PHYSICAL5I1kHCE A" NCC RATfVI--.. No of trunks I A CIX D F: �a Dianiaa at d 5' :ilx»c gr,bic I;�tcnt of Drip Lune (feed NJO S' 1,9 E �;3 W. %Ci "��=� ►.1 (IS1,f9 Mietutum ckarancz from mound (feet). PI("TURE: N3S:aE2WZ Tolal hei6h (afuirtalel rod mokcn/Dwd Branches I runk/Umnch (' Waits HEALTH: Funral Fruiting Bodies'. _ w Low Modium High Tip Dicback Ltnv Medium High E.,ioltming Bark iD Trunk Brun,c�h Tip Growth one I.ow kwilim t! DI Crown Thlruimg �ttax low Medium I hp}i Comments high 1 •ocation IN�cWAlc&Ms: Twig gtrdlets cx l m. hfcdcum HrRh Location Woodborcrs Vc IAw Malian High l.0::wM Yu Scales Low ;4lpliu11 high 1 •ocation GallsLow Modnun High Maaldoc M Lav Medium High Ur.IU114l Browse Dairagc Yes 6'0i., Fire Dair ayc Yes 69J ` Fitch Rrcaks Yes Rool Dama dE\?osure Yes GFNERAI. VI.fQR SS-CSMEIVT: unti'or Date of Sn i c cc EXHIBIT G: TREE PROTECTION PLAN Tree Report Field F alustion Form TREE ( ina Re SPECIE folia. lotim�a.�du n r -a. d1ou`glasn PHYSICAL STRUMIM: of s DimeicF Diater a► 4 ?' abo%r grads CJ i ! Ment of Dnp Line (kit) N17S.10E r7 w20 Minimwn clearance from (Mound (fon) N InS167-5W Toul haght (esbu mte) feet 20 Broker>llkad Branches. A-11,,NNV I runk/BrarKh Ov►l►cs A T -SW 111ALT Fungal Fruiting, Bodies % MmItuiu Hi eh Tip Dictmck % *.mc Medium Ht¢h L%foluntng Barkrunk Branch_ Tip Growth Crown ThtnninF. Nonow Ma1nw iu•ti Mudumi teh comments. l.oalion Henn¢ Tree? Y-6) &CWIKANCL B C D E SETTING: all INA TSMARASITQ: Twig girdlas. Lo%-, Medium Htph Lomtron Woodtiomn ® Lou Medium High mmiffimm- �- L O ttx+tt Pit Soaks ® La%% Medium High JIM l.oalion `■� Galls Medium High - - Mtsiktx Low Medium F(rPh I I!V JRIUS: Browse Damage Yes Fre Breaks Yes Fresh Breaks Yes Rod Yes GPLNERAL VIGUR ASSF-%MKNT: of Sung EXHIBIT G: TREE PROTECTION PLAN "Tree Report Field Evaluation Form 92301 TREE (taV �j Herlta�e 7 rre• l' No SPE('IES: Quercus Agri/folia. lobata dumosa. douglasii ()lher PIMICAL STRUCTURE: APPEARANCE RATING:. No of (runks 1I� i' A D D (. Diameter al 4 V aNne grade K SETTK: i" vent of Dnp Line (foci). N: ,2 S. 10 1- 10 W. 12 Minimum ckarancc from pond Od): Taig girdlcn w -Q PICTURE: N2 S2 1:2 (5iPl.mi Medium High Taal height (cstimale) foci Dead Hranctcs (50bHoch Cavlr„s osi Modium Ifigh Misikttic IUALM Fungal Fnnung Bodics. Lo%i Medium High Tip DicGid. No= LoiHigh E461iating Batt: None Branch Trown N Fhh g nlr Ctotvn ThlANila None aledw HiGh Commer. s 1f4St'. '-t% PARASITTS' Taig girdlcn 6i� UmN Modiuin High Location Woodbomrs Nene l rni odium High l.ocalion I'll SCaks (5iPl.mi Medium High I.acaiwn Gallsl osi Modium Ifigh Misikttic L-., Medium High INJURIES: Broiisc Damegc Ycs Fire Wmage: Yes Fresh Breaks Yes Rout WiiwgcJG\poauic Yci o GENERAL VIGOR ASSESSMENT: t !)'IC Ot SurRei- ITEM NUMBER: 3 DATE: 7-6-04 EXHIBIT H: COMMERCIAL ELEVATION AND FLOOR PLANS EXHIBIT I: RESIDENTIAL ELEVATION AND FLOOR PLANS EXHIBIT 1: RESIDENTIAL ELEVATION AND FLOOR PLANS filet ' 11111111111111 �l10 uwuu iii r i:, T;iTTi unuwe�u El �� ��iIlii I 11111Nt � Ilnrwm� •uwnnnu. LULL"�0= u • v It (13 i �� CCII• 1111 IIIIWI I _ n _- rr i � ILnunu�Vunm�m� unnuu:::: A CU El n C103u l '" 1 �G co = EXHIBIT I: RESIDENTIAL ELEVATION AND FLOOR PLANS �, HI1118! 1 1 ' �■■■■■■■ �. ��IIIIIIINIIII � c \ Illlldll J 1� - • IMMUNE nnnllu •• :lie 119 Hilo. • � I.IIIU _ � I � (►........, � piu---- EXIBIT J: SITE SECTIONS 1 1 1 Y 1 it 7 J - - • ® 1 u� t Hii �ttII Alf. ° s � s' � � I N h 141 U C � D oil r a !E 1 1 1 Y 1 it 7 J ITEM NUMBER: 3 DATE: 7-6-04 EXHIBIT K: COLOR AND MATERIALS L; M NITY DLVELOPMENT I — I " t _ Plan 1175A shown with Color Scheme F �• 4.Ik Color sdNm doM nd moMMrly aonwporld CD pin is Woo Color and Material Schedule - Scheme F MATERIAL DISCRIPTION FINISH COLOR MAIN BODY SIOINGSTUCCO DEVOE 31N215 (FALLEN BRIDGE) FASCIA, TRIM WOOD DEVOE 2W 15 S (MOCHA ACCENT) 6 BARGE BO FRONT DOOR WOOOI/JILTAL DEVOE 3W12. MOODFLIGHT) & ACCENTS REARS" DOOR WOOOAMETAL DEVOE 3W21.6 (FALLEN BRIDGE) WINDOWS VINYL FACTORY YMITE GARAGE DOOR EMBOSSED METAL DEVOE M21.5 (FALLEN BRIDGE) ROOFING COMPOSITION PRESIDENTIAL CHARCOAL BLACK TEXTURED ALL STUCCO COLORS TO RF AN INTFGRAI COI OR SY^'F-M 1 i ra7FD ALL COLORS BASED ON DEVOE PAIN T OR EQUAL Plan 1295B shown with Color Scheme C. `. %I k Caim schwro dom not neom"ardy oomnpond to plan ivutbn Color and Material Schedule - Scheme C MATERIAL DESCRIPTION FINS , COLOR MAIN BODY SIDINWTUCCO DEVOE 3W22.1 (LAArSTONE) FASCIA. TRIM WOOD DEVOE 3W22J (COUNTRY ROAD) E BARGE BO FRONT DOOR W+OODIMETAL DEVOE 3WS-3 (SMOOTH RUST) 3 ACCENTS REARISK* ICOR WOODIMETAL DEVOE 3W22.1 (LIMESTONE) WWOOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3W22.1 (LIMESTONF) ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURLD ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM NOT PAINTED ALL COLORS BASED ON DEVOC PAINT OR EQUAL Plan 1295B shown " ith Color Scheme C Ho Sk.k Color scheme does not necessarty correspond to pMn elevation Color and Material Schedule - Scheme C MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIOINGISTUCCO DEVOE 3W22-1 (LIMESTONE) FASCIA, TRIM WOOD DEVOE 3W22.4 (COUNTRY ROAD) 8 BARGE BO FRONT DOOR WOOIMACTAL DEVOE 3WI}-5 (SMOOTH RUST) & ACCENTS REAR/SIDE DOOR WOOD+IIIETAL UEVOE 3W22.1 (LIMESTONE) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DLVOE 3W22 1 (LIMESTONE) ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTFD ALL COLORS BASED ON DEVOE PAINT OR EQUAL Plan 1175B shown with Color Scheme E Cosa scheme dopa not neoeaaary awmepoW 10 plan e+evaWn WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3W22-3 (WARM. SHADOW) ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAfNT OR EQUAL � N Color and Material Schedule - Scheme F. MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDWGISTUCCO DEVOE 3W22-3 (WARM SHADOW) FASCIA, TRIM WOOD DEVOE 1W19.2 (WHITE SAND) d BARGE BU FRONT DOOR WOODIMETAL DEVOE 3W216(TANGLEW000) d ACCENTS REARUSIDE DOOR WOODIMETAL DEVOE 3W22-3 (WARM SHADOW) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3W22-3 (WARM. SHADOW) ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAfNT OR EQUAL Plan 1400B shown with Color Scheme A 1.. ti - Color scharne does not rleoerssry oorneporld b plan s w&W Color and Material Schedule - Scheme A MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIUINGISIU;CO DEVOE 2W17.2 (DAMASCUS BISQUEI FASCIA TRIM WOOO DEVOE 2W1" (CLAY PEBBLL) Q BARGE BO FRONT DOOR WOODAAETAL DEVOE 2W1 1-4 (COSTA CLAY) & ACCENTS RFAR/S10E DOOR WOOOWTAL DEVOE 2W17-2 (DAMASCUS BISQUE) WINDOWS VINYL FACTORY WHRE GARAGE DOOR EMBOSSED METAL DEVOE 2W17.2 (DAMASCUS BISQUE) ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL of Plan 1400A shown with Calor Scheme B C,Diw scheme does not neceawty corrswwW W plan eWvWm 0 0, 2 4. V c C i. Color and Material Schedule - Scheme B MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDING/STUCCO DEVOE 4W17.1 IBASKET TAN) FASCIA TRIM WOOD DEVOE IW19-4 (HONEYSUCKLE WHITE) d BARGE 80 FRONT DOOR W0004AETAL DEVOE 3'WA26-5 (CRIMSON GLORY) 6 ACCENTS REAR/SIDE DOOR WOODWETAL DEVOE 4W17-4 (BASKET TAN) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 4W11-4IBASKEI TAN) ROOFING COMPOSIIION PRESIDENTIAL DARK BROWN TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASF[) ON DFVOF PAINT OR EQUAL Plan 1295A shown with Color Scheme D P. I - Colol scheme does not neowa.ry cwrWond to plan elewtlon Color and Material Schedule - Scheme D MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDINGISTUC CO DEVOE 3C22-5 (SAXON GREEN) FASCIA, TRIM WOOD DEVOE 3W8 S (SUN-DRIED BRICK) & BARGE BO FRONT DOOR WOODIMETAL DEVOE 2WI1-4(COSTA CLAY) 8 ACCENTS REAR)SIDE DOOK WOOMMETAL DEVOE 3022-5 (SAXON GREEN) WINDOWS VINYL FACTORY WHITE GARAGE DOOR FMBOSSFD MFTAL DEVOE 3022-5 (SAXON GREEN) ROOFING COMPOSITION PRESIDENTIAL CHARCOAL BLACK TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL CIX ORS BASED ON DEVOE PAINT OR EQUAL 1. Front Rea Commercial - Retail Building Color and Material Schedule - Scheme H MATERIAL DESCRIPTION FINISH COLOR MAIN BODY STUCCO DEVOE 4W 17.3 TUSCAN TAN) FRONT DOOR WOODJMFTAL DEVOE 4WA25-3 (CRIMSON VELVET) & ACCENTS STOREFRONT ALUWNUM FACTORY INOfLIM BRON7F WINDOWS VINYL FACTORY WHITF BEAMS WOOD DEVOE 4WA72b (SEAL SKIN) ROOTING CLAY TILE NATURAL CLAY TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL CO( OR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Ab --r---r - - yi,l�' 1i 1 I .r f i Plan 2 Story Commercial-Retail shown with Color Scheme E „ A Color edwrtr do= rat rwOMBrfy oonwpond b pian ebvWon N R S a- `� 111 Color and Material Schedule - Scheme F MATERIAL DESCRPTgN FINISH COLOR MAIN BODY STUCCO DEVOE 4W20-2 (ALAMEDA STONE) CENTRAL BODY STUCCO DEVOE 4Wt3-3(PEACHWOOD) Y�/W i---T --roee vU'IM '/WA2-57 �i%�twhorJ JFLyc FASCIA BEAMS WOOD DEVOE 2WI" (KAISER BROWN) POSTS. RAFTERS & BARGE BD PORCH CEILING VV00O DEVOE 4W20-2 (ALAMEDA STONE) FRONI DOOR WCX%).'METAL DEVOE SWlrj-(rikWiGhr.--A) & ACCENTS REAR/SIDE DOOR WOOOJMF.TAI DEVOE WINDOWS VINYL FACTORY WHTE ROOFING COMPOSITION PRESIDENTIAL AUTUMN RLFNI) TEXTURED ALL STUCCO CO(ORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTFD ALL COLORS BASED ON DEVOE PAINT OR EQUAL Commercial Building -14 S, -WI i 0 00 s4J N N Color and Material Schedule - Scheme G MATERIAL DESCRIPTION FINSM COLOR MAIN BODY STUCCO DEVOE 1W21-0(ANTIQUE IVORY) FASCIA, TRIM WOOD DEVOE 3WI" (TUSCAN OLM! 8 BARGE BD FRONT DOOR WOOD/METAL DEVOE 4WA25-2 (ALGONQUIN REC WINDOWS VINYL FACTORY WHITE ROOFING TILE NATURAL CLAY BEAMS WOOD DEVOE 3W19-6 (TUSCAN OLIVE) ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTFO ALL COLORS BASEL) ON DEVOE PAINT OR EQUAL 1 } 4 Ad, I- runt Rear Mixed Use Building Mo P V W Color and Material Schedule - Scheme H MATERIAL DESCRIPTION FINIISH COLOR MAIN BODY STUCCO DEVOE 4W17.3 TUSCAN TAN? FRONT DOOR WOMMETAL DEVOE 4WA25 3 (CRIMSON VLLVL' 1 & ACCENTS STOREFRONT ALUMINUM FACTORY MEDIUM BRONZE WINDOWS VINYI. FACTORY WHITE BEAMS WOOD DEVOE 4WA22-6 (SEAL SKIN) ROOFING CLAY TILE NATURAL CLAY TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR FOUAL � 1�RH H1 63 nE7r,1- Fir n n 7-1 Plan 1254B shown with Color Scheme C 11.1. Cobr edwm does not rawnwlly oomsspond to plea down on V S W N (J Color and Material Schedule - Scheme E MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDING/STUCCO DEVOE 3W22-3 (WARM SHADOW FASCIA, TRIM WOOD DEVOE 1W19.2 (WHITE SAND) S BARGE BD FRONT DOOR WOODIIETAL DEVOE 3W21.6 (TANGL.EW000) b ACCENTS RFAR'SIDE DOOR WOODfW.TAI DEVOE 3W22.3 (WARM SHADOW WWD0%VS VINYL FACTORY WHITE C,ARAGE DOOR EMROSSED METAL DLVOE 3W22-3 (WARM SHADOW) ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Plan 1305A sho,.%n with Color Scheme D w %A Celor vd*wns does 'wt necnm* co spa d b *n WaaYon Color and Material Schedule - Scheme D MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDINGISTUOCO DEVOE 3C22S (SAXON GREEN) FASCIA. TRIM WOOD DEVOE 31W" (SLIN-DRIED BRICK) & BARGE BD FRONT DOOR WOODIMETAL DEVOE 2WI14 (COSTA CLAY) & ACCENTS REARMIDE DOOR WOOD&IETAL DEVOE 3C224 (SAXON GREEN) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3=4 (SAXON GREEN) ROOFING COMPOSITION PRLSIDNNTIAL CHARCOALBLACK TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DFVOE PAINT OR EQUAL Plan 1305B shown with Color Scheme C W %,.k C.obr sCh@M does not neosswW rrt n pm to plan s wWon Color and Material Schedule - Scheme C MATERIAL DESCRIPTION FINISH OOLOR MAIN BODY SIDiNO/STUCC.O DEVOE 3W22-1 (LIMESTONE) FASCW, TRIM WOOD DEVOE 3W22-4 (COUNTRY ROAD) 9 BARGE BD FRONTDOOR WOODWETAL DEVOE 3W95(SMOOTH RUST) 8 ACCENTS REAR &OF DOOR WOODfUFTA1 DEVOE 3W22-1 (LIMESTONE) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3W22-1 (LIMESTONEI ROOFING; COMPOSI I ION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL t. Plan 1400A shown with Color Scheme B N. %4. Color &theme don nd nooftwnly cmwpw d b plan elevation �S l�ri© Color and Material Schedule - Scheme B MATERIAL DESCRIPTION FiiSH CALOR MAN BODY SIDINGfSTLK= DEVOE 4VA 14 (BASKET TAN) FASCIA, TRIM WOOD DEVOE 1WI%4 (HONEYSUCKLE WI -ITE) 8 BARGE BO FRONT OOCR WOODAAFTAI DEVOE 3WA26-5 (CRIMSON GLORY 8 ACCENTS HtAR/SIDE DOOR V100101METAL DEVOE 4WI74 (BASKET TAN) W:idDC%vs VINYL FACTORY WHITE GARAGE DOOR EMHOSSFnMLIAL DEVOE 4WI74 (BASKET TAW) ROOFING COMPOSITION PRESIDENTIAL DARK BROYM TEXTURED ALL STt)CCO COLORS TO BL AN INTEGRAL COLOR SYSTEM, NOT PLANTED At L COLORS BASED ON DEVOE PAINT OR EQUAL _ - 1 Plan 1400B shown with Color Scherne A Nl• Color schema dM root room"* oortnepotd toom eWwdon oo lip g v N Color and Material Schedule - Scheme A WTERIAL DESCRIPTION FINISH COLOR RW'N RC:OY SIDINGISTUCCO DEVOE 2VV17.2 (DAMASCUS BISQUE) fASC.IA. TRIM WOOD DEVOE 2WIW (CLAY PEBBLE 6 PMGL BD FRONT DOOR WOODANFTAL DEVOE 2W114 (COSTA CLAY) E ACCENTS REAR/SIDE DOOR WOODIMETAL DFVOF 2W17-2 (DAMASCUS BISQUE) WINDOWS WNYI FACTORY WHITE CARAGF DOOR EWDOSSED METAL DEVOE 2W17-2 (DAMASCUS BISOUL) ROOFING COMPOSITION PRESIDENTIAL AUTUMN Flt-FW) TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL ATTACHMENT 5: Draft Resolution PC 2004-0068 PD-7/Commercial Master Plan of Development (CUP 2003-0112)/ZCH2O03-0063/TTM2003-0031 Proposed Tentative Tract Map DRAFT RESOLUTION PC 2004-0068 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 2003-0031, A TWENTY-TWO LOT MAP CONSISTENT WITH A PD -7 OVERLAY ZONE AND COMMERCIAL DEVELOPMENT PLAN OF APN 049-151-037 (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential Mul&Family) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped pocket park lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, the site's General Plan Designation is GC (General Commercial) and MFR (Mult�Family Residential 10 units per acre); and, WHEREAS, the site's current zoning district is CR (Commercial Retail) and RMF - 10 (Residential Mul&Family, 10 units per acre); and WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD -7 overlay with a combined residential and commercial Master Plan of Development thereby allowing a twenty-two lot subdivision of the site; 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, 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, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District #7 and commercial Master Plan of Development (CUP 2003-0112). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) shall be required that incorporate the planned development conditions of approval to ensure that the site retains the qualities (architecture, colors, materials, street amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on July 6, 2004, resolved to recommend that the City Council approval of Tentative Tract Map (TTM 2003-0031) subject to the following: 1. Exhibit A: Tentative Tract Map 2003-0031 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. 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: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Bob Kelly Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A: Tentative Tract Map 2003-0031 Exhibit B: Draft Resolution PC 20040068 Tentative Tract Map 2003-0031 Conditions Of Approval / Mitigation Monitoring Program Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 El Camino Real SIP: subdivision FD: Fire Department Tentative Tract Map Improvement Fans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Planning Services 1. The approval of this Tentative Tract Map shall not become final FM PS and effective following approval of Zone Change 2003-0046 and CUP 2003-0112. 2. Approval of this Tentative Tract Map shall be valid br two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority FM PS to 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 Tract Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision subject to FM PS the review and approval of the City Engineer, City Attorney and Planning Services. The CC&R's shall identify the maintenance responsibilities of all private driveways, sewer facilities, drainage facilities, common parking areas, site lighting, landscape areas, fencing, and other common facilities. The CC&R's shall also state that all exterior colors, exterior materials, yard fencing and site landscaping shall be consistent with the overall master plan of development. 6. The granting of this entitlement shall apply to the property located On going PS at 2325 EI Camino Real (APN 049-151-037) regardless of owner. 7. 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. 8. The subdivider shall defend, indemnify, and hold harmless the FM PS City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy 9. Affordable Housing Requirement: The applicant shall designate FM PS, CE two deed -restricted units for a 30 -year period. Such units shall be located throughout the project and shall be subject to planning staff approval. 10. Affordable Workforce Housing Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 11. Street terminus shall require the following, subject to staff GP PS, CE approval: 12. The applicant will be required to record CC&R's for the map that FM PS, CE will include maintenance and access of common areas. 13. Street or access terminus at four locations along the north side of FM PS, CE the site and one location along the west side of site (residential "C" street (Exhibit A) shall require the following, subject to staff approval: Deed notification to each property on the subject street that the street or access will be extended in the future to possible future commercial and residential development, per Exhibit B and TTM Exhibit A. 14. All site work, grading and site improvements shall be consistent FM PS, CE with the Master Plan of Development as shown in Exhibit B, E, F and J. 15. A 3 -foot wide landscape planter shall be located between the FM PS, CE detention basin, parking lot, and off-site residence. 16. Add two on -street parking spaces along "C" street adjacent to FM PS, CE lots 17 and 12. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 2325 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy 17. Add street paver banding at EI Camino Real entry. FM PS, CE 18. Sidewalks fronting lots 20, 21, and 22 to align with lots 5, 17, 18, FM PS, CE and 19 (Not to be against curb). 19. Relocate #12 (lot 21, 22) decorative street lamp to lot 5. FM PS, CE 20. Taper retaining wall location away from drive aisle on lot 3 (SE FM PS, CE corner of building). 21. Final street name selection shall be consistent with the future FM PS, CE street extension, subject to staff approval 22. Provide a letter from the Atascadero Mutual Water Company FM CE stating the minimum expected water available to the site. Amount available must meet minimum requirement specified in the California Fire Code. 23. Note that approved address signage is to be provided. FM CE 24. Note on plans that fire lanes shall be delineated to restrict FM CE parking as required by the Fire Authority. 25. Each on-site street/sidewalk terminus shall abut the adjacent FM CE property and have a reciprocal access easement identified on final map City Engineer Project Conditions Drainage: 26. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 27. The applicant shall submit drainage calculations for review and approval of the City Engineer. 28. All drainage basins shall detain the difference in the 2 -year BP PW 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. 29. The applicant shall address storm water detention to the BP/FM PW satisfaction of the City Engineer, prior to grading and drainage approval, or approval of the final map. 30. 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. The maintenance of the facilities shall be equally born by all properties of this development that contribute to the basin 31. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 2325 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy 32. All drainage from improvements shall cross property lines within BP PW drainage easements. 33. Applicant shall construct all drainage facilities as necessary to BP PW connect to existing facilities in EI Camino Real. City Engineer shall approve final design, prior to construction. Frontage Improvements: BP PW 34. Project shall include construction of curb, gutter and sidewalk BP PW along entire EI Camino Real frontage. 35. The City Engineer shall approve alignment of frontage BP PW improvements. 36. The EI Camino Real center median shall remain in its current FM, BP PW location and the project access along EI Camino Real shall be limited to right-in and right-out access only, with the entry being designed for these vehicle movements, subject to City Engineer approval. 37. The entry location of project on EI Camino Real shall be located BP PW in such a location as to provide adequate site distance for vehicles exiting project. 38. All utilities shall be undergrounded on EI Camino Real BP PW Improvement Maintenance: Street Improvements and landscaping. 39. Applicant shall obtain access easements from the adjoining FM PW property owner. If access easements cannot be obtained, the roadway and adjacent facilities must be adjusted so that all improvements are on this property. The final map shall be modified to show this relocation. 40. All street improvements shall be constructed in accordance with BP PW City of Atascadero Engineering Standards. 41. Prior to recording the final map, provisions for the repair and FM PW maintenance of all street and landscaping improvements shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the streets and landscaping, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. Wastewater: 42. All onsite sewer mains shall be privately owned and maintained. BP PW 43. 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. 44. Applicant shall pay sewer extension (Annexation), Connection BP PW and Reimbursement fees (if applicable) upon issuance of building permit. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy 45. Gravity mains within the subdivision shall be eight (8) inches in BP PW diameter. 46. Sanitary sewer in EI Camino Real shall be extended across the BP PW entire project frontage. 47. Drainage piping serving fixtures which have flood level rims BP PW located 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. 48. All sanitary sewer (SS) mains shall terminate in manholes BP PW unless 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 49. 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. 50. An engineer's estimate of probable cost shall be submitted for BP PW review and approval by the City Engineer to determine the amount of the bond. 51. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 52. All public improvements shall be constructed in conformance BP PW with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 53. The applicant shall enter into a Plan Check/Inspection BP BS agreement with the City. 54. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 55. The applicant shall install all new utilities (water, gas, electric, BP BS cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 56. The applicant shall monument all property corners for BP PW construction control and shall promptly replace them if disturbed. 57. A preliminary subdivision guarantee shall be submitted for BP PW review in conjunction with the processing of the parcel map. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy 58. 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. 59. Prior to recording the tract map, the applicant shall submit a FM PS/PW map 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. 60. Prior to recording the tract map, the applicant's surveyor shall FM PW set 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. 61. Prior to recording the tract map, the applicant shall pay all FM BS outstanding plan check/inspection fees. 62. Prior to recording the tract map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company, 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. 63. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. Atascadero Mutual Water Company 64. Before the recording of the final map, the applicant shall submit BP BS, PS, CE plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy 65. Before the start of construction on the water system BP BS, PS, CE improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 66. Before issuance of building permits, the applicant shall obtain a BP BS, PS, CE "Will Serve" letter from AMWC for the newly created lots within the subdivision. 67. The applicant shall provide AMWC with easements for those BP BS, PS, CE water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right- of-ways. AMWC shall review the form and content of the easements before recordation. 68. The applicant shall submit a hydraulic analysis with the first plan BP BS, PS, CE check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 69. The applicant shall obtain a separate landscape -irrigation BP BS, PS, CE meter(s) from AMWC for the common areas within the project. 70. Landscaping for the common areas shall be drought -tolerant. BP BS, PS, CE BP BS, PS, CE 71. Before construction of the water system improvements, AMWC shall review and approve the landscape plans for the common areas within the project. The landscape plan submittal shall incorporate the following: Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy 72. Before construction of the water system improvements, AMWC BP BS, PS, CE shall review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following: • Landscape irrigation meter location and size. • Backflow prevention device type, location, and manufacturer • Flow and precipitation rate for each circuit • Irrigation schedules including schedules for establishment period and post establishment period • Total anticipated water application per circuit per month for both schedules • Total landscape water application. • Use drip irrigation where ever possible • A check valve shall be installed on the lowest head in each sprinkler circuit Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations shall BP BS, PS, CE 1.c.1 apply: ■ Proposed fencing location and height shall comply with Atascadero Municipal Code. ■ The project landscaping shall include residential front yards, street facing side yards, EI Camino Real frontage, and a minimum 1 street tree per front yard and side street facing yard. ■ The on-site storm water and drainage detention basin shall be landscaped with plant materials compatible with the surrounding area while allowing the basin to function as engineered for storm water management. ■ All proposed trees shall be shade trees of a minimum 15 -gallon size and double staked. Mitigation Measure 1.c.2: The proposed homes shall include the use of BP BS, PS, CE 1.c.2 earth -tone paint and roof colors designed to blend with the surrounding residential environment and reduce the potential for reflected light and glare. Mitigation Measure 1.d.1: If exterior street lighting is proposed, it shall BP BS, PS, CE 1.d.1 be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 16 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the private street. Fixtures shall be shield cut-off type and compatible with neighborhood setting, subject to staff approval. In addition, individual exterior home -owner lighting shall be restricted through CC&R's and individual lot deed -restriction to prohibit high- Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Tentative Tract Map TTM 2003-0031 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Pans FM: Final Map TO: Temporary Occupancy Fl: Final inspection 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 AMWC: Water Comp. Mitigation Measure intensity lighting in excess of one -foot candle, limited in fixture height to not exceed 10 feet, and utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Mitigation Measure 3.b.1: The project shall be conditioned to comply BP, GP BS, PS, CE 3.b.1 with all 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. 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 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy until vegetation is established. F All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1 : The building permit site plan shall identify all BP 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. Mitigation Measure4.e.2: All tree removals shall be mitigated as BP PS, BS, CE 4.e.2 prescribed by the Atascadero Native Tree Ordinance. Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Tentative Tract Map TTM 2003-0031 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Pans FM: Final Map TO: Temporary Occupancy Fl: Final inspection 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 AMWC: Water Comp. Mitigation Measure Mitigation Measure 4.e.3: The developer shall contract with a certified BP, GP PS, BS, CE 4.e.3 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by arborist report and City staff: (See Attachment 4) ■ Fencing: Must be a minimum of 4' high, chain link, snow or safety fence staked at the drip -line or line of encroachment for each tree or group of trees. Tree fencing shall be erected before demolition, grading, or construction begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s) shall inspect the fence placement once it is erected. This is mandatory for this project. ■ Soil Aeration Methods: Soils under drip -lines that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include waterjetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist shall advise. ■ Chip Mulch: All areas within the drip -line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. ■ Trenching within the Drip -line: All trenching under drip -lines of native trees shall be hand dug, augured or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be 'clean cut with a sharp pruning tool and not left ragged. ■ Grading within drip -line: Grading should not encroach within the drip -line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4- 6" in depth may also be required in these areas. Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Tentative Tract Map TTM 2003-0031 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Pans FM: Final Map TO: Temporary Occupancy Fl: Final inspection 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 AMWC: Water Comp. Mitigation Measure ■ Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a pending condition and excavations should not leave the tree on a rapidly draining mound. Grading shall be done by hand underneath the drip - lines to avoid tearing any roots. ■ Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2X per day. ■ Paving within the Drip -line: Pervious surfacing is preferred within the dripline of any oak trees. Arborist(s) will advise. ■ Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. ■ Existing Surfaces: The existing ground surface within the drip - line of all oak trees shall not be cut, filled, compacted or pared. ■ Construction materials and waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. ■ Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet — See attachment 5) and pre -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. ■ Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist, owner, planning staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist was on site for all grading and/or trenching activity that encroached into the drip -line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. The total number of native trees to be removed for this project is 13 with a dbh of 379.5 inches. (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. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Tentative Tract Map Improvement Pans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0031 TO: Temporary Occupancy WW: Wastewater CA: City Attorney Fl: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 5.a.1: The proposed project shall incorporate the BP PS, BS 5.a.1 Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings. The standards shall apply to the exterior rehabilitation of the Colony house and proposed landscape improvements to the overall project site, subject to staff review and approval. Mitigation Measure 5.a.2: Replacement of any exterior materials or BP PS, BS 5.a.2 design features on the original colony house shall be consistent with the Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings. This shall include the replacements of any doors and windows with solid wood framing of similar design and appearance. Vinyl, vinyl -cladding, and metal materials are not permitted. Mitigation Measure 5.a.3: The proposed project shall include BP PS, BS 5.a.3 Covenants, Conditions and Restrictions (CC&R's) or equivalent mechanism that incorporate the planned development conditions of approval to ensure that the site retains the historic qualities (historic buildings, architecture, colors, materials, fencing, and landscaping) over time. Mitigation Measure 5.a.4: The new detached garage to be constructed BP PS, BS 5.b.1 on the colony house lot shall be of similar design as the existing original wood sided garage with wood doors and windows. The garage shall incorporate a pair of single or double -hung wood windows on each side and wood door design. A wood door may be added to any side. The garage door shall be constructed of wood and have an architectural appearance similar to the existing paired garage doors. The garage door may be of roll -up function. The garage driveway shall have a 20 - foot minimum depth driveway. Mitigation Measure 5.15.1 : Should any cultural resources be unearthed BP PS, BS 5.b.1 during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b.1: The grading permit application plans shall GP PS, BS, CE 6.b.1 include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.1.: A soils report shall be required to be BP, GP PS, BS, CE 6.c.1 submitted with a future building permit by the building department. Mitigation Measure 8e.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. Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Tentative Tract Map TTM 2003-0031 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Pans FM: Final Map TO: Temporary Occupancy Fl: Final inspection 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 AMWC: Water Comp. Mitigation Measure Mitigation Measure 8.e.f.2: The developer is responsible for ensuring GP PS, BS, CE 8.e.f.2 that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 11.d.1: All construction activities shall comply with BP, GP PS, BS, CE 11.d.1 the City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the 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. Staff shall approve the details of such a sign during the Grading Plan/Building Permit review process. ITEM NUMBER: 4 DATE: 07/06/04 Atascadero Planning Commission Staff Report — Community Development Department Amendment to Conditional Use Permit 89-008 Modifying the Master Plan of Development for a Senior Assisted -Care Living Facility (Atascadero Christian Home/Rinaldi) SUBJECT: An amendment to Conditional Use Permit #89-008, for Atascadero Christian Home to modify the approved Master Plan of Development for a senior assisted -care living facility. The project proposes to relocate 20 previously approved cottage sites, and associated access roads, parking, and utilities. As proposed, project density will remain as previously approved under CUP #89-008 and its amendments. Construction for the unbuilt portion of the master plan will be phased over a 10 to 20 - year period. RECOMMENDATION: Staff Recommends: The Planning Commission adopt PC Resolution 2004-0078 approving Amendment to Conditional Use Permit 89-008. SITUATION AND FACTS: 1. Representative: 2. Applicant/Property Owner 3. Project Address: 4. General Plan Designation John Rinaldi, Architect, 3506 EI Camino Real, Atascadero, CA 805-466-5896 Scott Hurley, Manager, Home, 8455 Santa Rosa, 549-8973 Atascadero Christian Atascadero CA 805- 8455 Santa Rosa Road, Atascadero, CA Single Family Residential 5. Zoning District: 6. Site Area: 7. Existing Use: ITEM NUMBER: 4 DATE: 07/06/04 Residential Single Family -Y +/- 15.5 Acres Senior Assisted -Care Living Facility 8. Environmental Determination: Mitigated Negative Declaration No. 2004-0016 DISCUSSION: Background: Atascadero Christian Home (ACH) is an existing assisted care living facility for seniors. The facility contains a mix of group living and individual living quarters. ACH was originally established for residential care in 1957. A variety of health, therapeutic, and social services are provided to serve the specialized needs of seniors at limited assisted -care levels. The primary objectives of the program are to provide care and housing for seniors of limited independence. The project site is located on Santa Rosa Road within the Residential Single Family (RSF-Y) Zoning District with a minimum lot size of one acre. Residential care facilities for more than 6 residents are subject to conditional use permit approval. Project Permitting History. May 28, 1985 — Resolution 27-85. City Council denied a neighborhood appeal and approved CUP 29-84. This approval established a Master Plan of Development, to be phased over a twenty-year period, for the following: EXISTING in 1985 30 bed Board and Care 7 Independent Living Cottages 6 Staff Total population of the site was approximately 43 persons. MASTER PLAN WITH APPROVED CUP 29-084 Beauty/Gift Shop 12 -bed addition to Board and Care Facility 60 Independent Living Cottages Site Improvements (access ways, utilities) ITEM NUMBER: 4 DATE: 07/06/04 Administration Building Pedestrian Mall Chapel Projected population of site after implementation of Master Plan was 103 persons or 10 persons per acre. February 5, 1991 — CUP 08-089. Planning Commission approved a revised Master Plan of Development with a decrease in overall density of the proposed project based on revised density calculations. EXISTING in 1991 8 Independent Living Cottages 30 bed Board and Care Beauty/Gift Shop Site Improvements (access ways, utilities) Administration Building Pedestrian Mall Chapel MODIFIED MASTER PLAN OF DEVELOPMENT WITH CUP 08-89 Phased construction of 20 cottage units 2 Board and Care Facilities totaling 40 beds Site Improvements (access ways, utilities) Cottage Units O � p// o . Kitchen & Dining Facilities ITEM NUMBER: 4 DATE: 07/06/04 Administration Building y ( o Santa Rosa Road April 11, 1995 - LLA 94007. Adjusted 4 existing lots resulting in 2 lots of 1.39 acres and 13.50. February 1998 — Planning Commission approved a request to reconsider the conditions of approval for CUP 889 to allow for the construction of a two-story residential unit where a single story had been previously approved and expansion of the dining room to accommodate twenty (20) additional bedrooms proposed within the second story. November 1999 — Lot Merger 99001. Recorded a lot merger to combine all parcels into one parcel of approximately 15.5 acres. February 2000 — Planning Commission approved a request for a "substantial conformance" determination for modifications to the approved Master Plan of Development for demolition and replacement of 2 cottage units. Analysis: As it stands today, the Atascadero Christian Home, through CUP 89-008, has approval for two (2) Board and Care facilities permitting a total of 60 units; twenty (20) independent living cottages; an administration facility; Beauty/Gift Shop; Site Improvements; Pedestrian Mall; and a Chapel. ITEM NUMBER: 4 DATE: 07/06/04 This request is to revise the Master Plan of Development to incorporate the northern portion of the site. As currently approved, the majority of the Master Plan is located on the southern portion of the site, near Santa Rosa Road. Approval of the request requires an amendment to the conditional use permit approved in 1989 based on findings that the proposed modifications are consistent with the original intent of CUP 89-008. Project Site: The site is located at 8455 Santa Rosa Road, lying north of, and adjacent to Santa Rosa Road, west of Atascadero Avenue. �!IIINIIII/In� /II/!/IIIIII� II!!w/I)j1 Santa Rosa Road The site is gently sloped with scattered areas of native oaks in a predominately large lot single family neighborhood. Looking North towards proposed Cottage Area Looking Northwest towards proposed Cottage Area Original Site Plan: 20 Approved �. Units To Be ISI Relocated I o � l NAT011^� Proposed Site Plan: Relocation Areas ITEM NUMBER DATE: 0 The 15+/- acre site has been a senior care facility since 1957. Condition 1 of CUP 89-008 requires that the Planning Commission approve any modifications to the approved site plan. The project involves relocation of previously approved cottage sites, and associated grading and drainage, new access driveway routes, relocated parking areas and utility routes. There are no new residential units proposed. ITEM NUMBER: 4 DATE: 07/06/04 Parking Areas and Circulation.- Relocated irculation. Relocated units will access the rear of the parcel via an extension of driveways off of the existing circular drive that connects the two-entrance/exit points on Santa Rosa Road. The majority of site circulation activity and parking demand has traditionally come from visitors during the day. Many of the residents at ACH do not drive and ITEM NUMBER: 4 DATE: 07/06/04 utilize public transportation, which is provided at the facility. The front of the main facility building (parking lot area) will continue to be utilized as a pick-up/drop off area, with staff assisting residents to their homes. In accordance with the City's Zoning Ordinance, the independent living cottages each include a one -car garage to provide for resident parking. Parking requirements for the board and care facilities have been calculated based on the requirements for boarding/group houses at 1 space per bed, plus 1 space for each 8 beds totaling 68 spaces. Light: Although evening activity is limited, there is a potential for off site light disturbance due to automobiles exiting the facility. Staff has included a condition of approval to install systems of hedges and solid screening fences in sensitive perimeter areas, which will mitigate offsite light impacts. Infrastructure/Utilities: The existing water and wastewater facilities for ACH are private onsite systems, that connect to the public system located along Santa Rosa Road. The water system does not meet current Uniform Fire Code requirements. The project has been conditioned to provide evidence of a minimum fire flow of 1,000 gallons per minute prior to the issuance of grading or building permits. Native Trees: The applicant is currently in the process of updating the Tree Protection Plan. The previous tree protection plan does not discuss removal of native trees, however, impacts to dripline areas of native trees are expected. The project has been conditioned to implement all recommendations of the 2002 Tree Protection Plan and the City's Native Tree Ordinance. In addition, at the start of construction of each new phase, the applicant is required to provide an updated tree protection plan. If trees greater than 23 inches are proposed for removal, the applicant will need to apply for a tree removal permit prior to obtaining grading or building permits. ITEM NUMBER: 4 DATE: 07/06/04 20 -Year Phasin The project is proposed to be buildout in five phases, over 10 to 20 years. The proposed phases are shown in the table below. The applicant is requesting flexibility in determining the order in which the phases will be completed. The project has been conditioned so that the phases may be completed in any order providing all infrastructure and public improvements are in place or will be constructed prior to proceeding with the next phase. Phase 1, the construction of 3 new cottages was completed in early 2004. ITEM NUMBER: 4 DATE: 07/06/04 Phasing Map Conditional Use Permit Findings of Approval: In order to approve the Amendment to Conditional Use Permit 89-008, the Planning Commission must make the following findings: ITEM NUMBER: 4 DATE: 07/06/04 1. The proposed use is consistent with the General Plan. 2. The proposed use satisfies all applicable provisions of the Zoning Ordinance. 3. 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 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 the property or improvements in the vicinity and the use. 4. The proposed use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development. 5. The proposed use will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. As analyzed above, it appears that the Planning Commission could make the required findings to approve the proposed Amendment. Environmental Review: The Initial Study concludes that there would be no significant harm to the environment as a result of this Amendment to the Conditional Use Permit, when mitigation measures are implemented. A proposed Mitigated Negative Declaration has been prepared for the project and certification of the Mitigated Negative Declaration is included in draft Planning Commission Resolution 2004-0078. (:nnr.h icinn- The project involves relocation of previously approved cottage sites and associated site improvements consisting of grading, drainage, access ways, relocated parking areas and utility routes. There are no new residential units proposed. The proposed modifications appear to be within the original intent of the CUP and as conditioned, the project would continue to be consistent with the General Plan and Zoning Ordinance. Therefore, it appears that the findings can be made to approve the Amendment consistent with the intent of the original Conditional Use Permit. ITEM NUMBER: 4 DATE: 07/06/04 ALTERNATIVES: 1. The Planning Commission may approve the Amendment to Conditional Use Permit #89-008 with additional or modified conditions of approval. 2. The Planning Commission may deny the Amendment to Conditional Use Permit #89-008, based on appropriate findings. To deny the application, the Commission must find that it is inconsistent with one of the required findings. The motion to deny must include a finding for denial. 3. The Planning Commission may continue the application and refer the project back to staff and the applicant for additional information or analysis. Direction should be given to staff and the applicant. PREPARED BY: Kerry Margason, Associate Planner ATTACHMENTS: Attachment 1: Zoning and General Plan Map Attachment 2: Proposed Mitigated Negative Declaration 2004-0016 Attachment 3: Tree Protection Report Attachment 4: Draft Resolution PC 2004-0078 ITEM NUMBER DATE: 07/06/04 Attachment 2: Mitigated Negative Declaration Amendment to CUP 89-008 8455 Santa Rosa Road This page intentionally left blank. ITEM NUMBER DATE: 07/06/04 Attachment 3: Tree Report Amendment to CUP 89-008 8455 Santa Rosa Road This page intentionally left blank. ITEM NUMBER: 4 DATE: 07/06/04 Attachment 4: Draft Resolution PC 2004-0078 Amendment to CUP 89-008 8455 Santa Rosa Road DRAFT RESOLUTION PC 2004-0078 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING AN AMENDMENT TO CONDITIONAL USE PERMIT 89-008 TO MODIFY THE MASTER PLAN OF DEVELOPMENT OF AN EXISTING SENIOR CARE FACILITY BY RELOCATING 20 NEW COTTAGE -STYLE SENIOR RESIDENCES, ACCESS ROADS, PARKING, AND UTILITIES ON A 15+/- ACRE LOT IN THE RESIDENTIAL SINGLE FAMILY Y ZONING DISTRICT. (Atascadero Christian Home/Rinaldi) WHEREAS, an application for an Amendment to Conditional Use Permit 89-008 has been received from Atascadero Christian Home, 8455 Santa Rosa Road, Atascadero, California, represented by John Rinaldi, Architect, to amend the Master Plan of Development by relocating senior housing facilities, access ways, parking, and utilities on a 15+/- acre parcel; and, WHEREAS, the proposed project is located within the Single Family Residential land use designation of the City of Atascadero's General Plan Land Use Diagram; and, WHEREAS, the proposed project is located in the Residential Single Family -Y (RSF-Y) Zoning District where Adult Day Care/Residential Care is a conditionally allowed use subject to findings of approval; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0016 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 conducted a duly noticed public hearing to consider the proposed Mitigated Negative Declaration and an Amendment to Conditional Use Permit 89-008 on July 6, 2004, at 7:00 p.m., and considered testimony and reports from staff, the applicants, and the public; and, ITEM NUMBER: 4 DATE: 07/06/04 NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Certification of the proposed Mitigated Negative Declaration. The Planning Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2004-0016 based on the following findings: 1. The proposed Mitigated Negative Declaration has been completed in compliance with requirements of the California Environmental Quality Act; and, 2. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 3. The project will not achieve short term to the disadvantage of long-term environmental goals. 4. The project does not have impacts, which are individually limited, but cumulatively considerable. 5. The project will not cause substantial adverse effects on human beings either directly or indirectly. SECTION 2. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan; and, 2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. 6. The Amendment to Conditional Use Permit 89-008 is consistent with the purpose and intent of Conditional Use Permit 89-008. ITEM NUMBER: 4 DATE: 07/06/04 SECTION 3. Approval. The Planning Commission hereby approves the Amendment to Conditional Use Permit 89-008 subject to the following Conditions and Exhibits: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Proposed Mitigated Negative Declaration 2004-0016 3. EXHIBIT C: Site Plan 4. EXHIBIT D: Grading & Drainage Plan 5. EXHIBIT E: Phasing Plan 6. EXHIBIT F: Elevations 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: ABSTAINED: ADOPTED: CITY OF ATASCADERO, CA Bob Kelley, Planning Commission Chairperson ATTEST: Warren Frace, Planning Commission Secretary ITEM NUMBER DATE: 07/06/04 EXHIBIT A: Draft Resolution PC 2004-0078 Conditions Of Approval Amendment of Conditional Use Permit 89-008 Conditions of Approval Timing Responsibility Mitigation Amendment to CUP 89.008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA Cit y Attorney PLANNING SERVICES Standard Conditions 1. The approval of this use permit shall become final and BP PS effective for the 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. 2. Approval of this Conditional Use permit shall be valid for BP PS twelve (12) 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 business license and/or building permit for tenant improvements. 3. The Community Development Department shall have the BP PS authority to approve minor changes to the project that (1) increase the square footage of the 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 Conditional Use Permit / Master Plan of Development. Project Specific Conditions 4. This Amendment to CUP 89-008 allows for the following, Ongoing PS/BS total site improvements: a. 20 independent living cottage units with a maximum of 1,300 square foot each (buildings 1-20 on plans). b. 4 Board & Care facilities for a total of 60 bedrooms (1 of these facilities may be a 2 - story building) (Buildings O, P, R, U on plans). C. 1 duplex (building J on plans). d. 1 triplex (building N on plans) e. 1 Single Family Residence (building K on ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney plans). f. 1 Multipurpose building with a maximum of 2,250 square feet (building Q on plans). There shall be no living units within this building. g. 1 Office/Administration building with a maximum of 3,000 square feet (building S on plans). h. 1 Garage/laundry facility with a maximum of 1,000 square feet (building T on plans). i. A minimum 68 parking spaces. j. Kitchen and dining facilities with a maximum of 3,000 square feet. All references to plans refer to the plans submitted, by the applicant, to the City of Atascadero and date stamped April 28, 2004. 5. The applicant may construct any phase at any time providing all infrastructure and public improvements are in place to serve the phase. 6. All signage shall conform to the City's Sign Ordinance and BP PS master sign program allowed at the Atascadero Chris tian Home. 7. The Conditional Use Permit approval is non -transferable and Ongoing specific to the Senior Home operated by Atascadero Christian Home Inc., located in the tenant space shown on Exhibit A. Future uses in this tenant space would require the approval of a separate Conditional Use Permit. 8. Temporary parking of vehicles for participant transportation BP PS shall be at a location at the entrance of the building, approved by the Community Development Department. 9. Subject to staff approval, landscape screening hedges and FO solid fences shall be installed in sensitive perimeter locations to prevent light impacts on neighboring residences. 10. At the time of submittal for building permits for each phase of the project and prior to issuance of any building permits, the applicant shall submit: ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney a. An updated Tree Protection Report, prepared by a certified aroborist. b. A complete landscaping plan for the entire phase, to include driveway and parking lot trees, pedestrian pathways and open space areas. c. When necessary, a copy of a contract with a licensed archaeologist for site disturbance monitoring. PUBLIC WORKS CONDITIONS: DRAINAGE 11. Prior to permit issuance, the drainage system for the project GPBP PW will be designed per the drainage calculations produced by Eric Gobler, 9/3/01, and shall be approved by the City Engineer. The drainage system shall be constructed per these documents. 12. Prior to permit issuance, calculations shall be submitted to GP/BP PW support the design of any structures or pipes. Closed conduits shall be designed to convey the 10 -year flow with gravity flow; the 25 -year flow with head, and provide safe conveyance for the 100 -year overflow. 13. Prior to permit issuance, the drainage basin shall be GP/BP PW designed to provide for the detention of the 50 year developed storm runoff, while metering out the 2 year undeveloped storm runoff. Existing residences to the west of the project shall not be impacted with erosion or sedimentation from the basin. PUBLIC IMPROVEMENTS 14. All public improvements shall be constructed in conformance Ongoing PW with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. WASTEWATER 15. The applicant shall construct any offsite sewer in Ongoing PW easements. Easements for the existing 8 -inch sewer on the north end of the project shall be granted to the City. EASEMENTS & PROPERTY ISSUES ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney 16. Prior to permit issuance, the applicant shall provide GP/BP PW documentation for all of the easements required for construction, access, and utilities. 17. Prior to permit issuance, the applicant shall submit copies of GP/BP PW all legal descriptions and exhibits for any required easements for the review and approval by the City Engineer. STANDARD CONDITIONS 18. The applicant shall enter into a Plan Check & Inspection GP/BP PW agreement with the City. 19. The applicant shall be responsible for the protection, Ongoing PW relocation, and/or alteration of existing utilities. 20. The applicant shall install all new utilities (water, gas, GP/BP PW electric, cable TV, and telephone) underground. 21. The applicant shall monument all property corners for GP/BP PW construction control and shall promptly replace them if disturbed. 22. Prior to permit issuance, the applicant shall submit a grading GP/BP PW and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. 23. Prior to final inspection, all outstanding plan check and GP/BP PW inspection fees shall be paid. 24. Prior to final inspection, the applicant shall submit a written GP/BP PW statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans and the Uniform Building Code (UBC). BUILDING/FIRE SAFETY 25. Prior to issuance of any building or grading permit for any GP/BP FD/BS new or replacement structure on the project site, the applicant/property owner shall demonstrate a minimum fire flow of 1000 gallons per minute. In addition, a comprehensive analysis of the existing on-site fire hydrant system is to be prepared by a qualified fire protection engineer for review by the Fire Authority. Documentation is to be provided showing all components of the existing system, and shall include sizes, locations, and material types. Fireflow information is to be provided for all hydrants ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney in the system. 26. Prior to issuance of building/grading permits for any new or GP/BP FD/BS replacement structure on the project site, evidence must be provided to the satisfaction of the Fire Chief there exists an on-site fire hydrant system in conformance with currently adopted codes and ordinances which adequately addresses fire protection. Upgrading and/or adding to the existing fire hydrant system, if required, is to be performed by a qualified fire protection engineer. Fireflows for all hydrants are to be provided using proper modeling techniques. Proper permits are to be obtained prior to performing work as prescribed by currently adopted codes and ordinances. 27. Prior to issuance of any building permit for any new or replacement structure on the project site, the applicant shall provide, for review and approval by the Fire Authority, a plan for maintaining the existing and any future improvements to the on-site fire hydrant system to insure a 1,000 gallon per minute fireflow. The plan must provide for a yearly inspection by a qualified fire protection engineer as prescribed in the Fire Code with results forwarded to the Fire Authority for review. 28. Placement and/or orientation of any future Fire Department Connections requires field approval by the Fire Authority prior to installation. 29. Fire Department access drives are to be marked as specified by Fire Authority to prevent their use as parking areas. 30. Plans and Construction shall be in conformance with the 2001 California Building Code, 2001 California Mechanical Code, 2001 California Plumbing Code, 2000 California Electrical Code, 2001 California FireCode, 2001 Model Energy Code and the Atascadero Municipal Code. ATASCADERO MUTUAL WATER COMPANY 31. The applicant shall replace the existing single -detector - check -valve backflow prevention assembly, located at the western entrance to property, with a d ouble-detector-check- valve backflow prevention assembly. The double -detector - check -valve assembly shall be approved and inspected by the County Health Department 32. Prior to issuance of building permits, the applicant shall submit plans to AMWC for the w ater distribution facilities ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney needed to serve the project. The plans shall show all existing lot lines. AMWC shall review and approve the plans before construction begins on the water system improvements. All new 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. 33. Prior to the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. 34. Prior to issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC. 35. The applicant is responsible for designing and constructing water system improvements that will provide water pressures and flows adequate for the domestic and fire protection needs of the project. 36. If any of the proposed structures are to be converted to condominiums, the applicant shall provide a separate water meter for each individual condominium unit in conformance with AMWC policies. 37. Domestic water services shall not connect to the existing or proposed private water main on the site. Domestic water for the existing and proposed units shall be provided by metered services that connect directly to the AMWC system in conformance with AMWC policies. A separate, metered water service shall be provided for each parcel on the site in accordance with AMWC policies unless otherwise approved by the AMWC Board of Directors 31. Existing and proposed private, on-site fire hydrants shall not be used to provide water for construction or dust control purposes unless otherwise approved by AMWC. 32. AMWC will not inspect, accept, or maintain any portion of the existing or proposed private water system constructed on the site. 33. Remove any reference to Atascadero Mutual Water Company in the water notes on sheet 2 of 7 since the on- site water system is private and will not become part of the AMWC maintained system. ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA: CH y Attorney 34. The existing and proposed private, on-site water distribution system, as designed, does not conform to AMWC policies or standards. Significant modifications to the des ign of the on-site system would be required in order for AMWC to accept it for operation and maintenance. 35. It is the applicant's responsibility to insure that the private, on-site water distribution system will provide water at adequate pressures and flows for fire suppression purposes. Mitigation Monitoring Program Timing Responsibility Mitigation CUP 89-008 /Monitoring Measure GP: Grading Permit PS: Fanning Services BP: Building Permit BS: Building Services 8455 Santa Rosa Road TO: Temporary Occupancy FD: Fire Department FI: Final inspection PD: Police Department F0: Final Occupancy CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 1.d: All lighting shall be designed to BP PS 1.d eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Prior to issuance of building or grading permits the applicant shall submit manufacturer's "cutsheets" for all proposed outdoor lighting for review and approval by the Community Development Department. Mitigation Measure 3.b: The project shall be conditioned to BP BS 3.b comply with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: A All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 20 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast -germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. M. Large canopy shade trees shall be provided within parking and landscaped areas to minimize urban heat build-up. Mitigation Measure 4.e.1 : Prior to issuance of Grading and GP/BP PS/PB Building permits, a Tree Protection Plan shall be prepared and submitted in conformance with the City's prototype. Grading and Building plans shall identify tree protection fencing around the dripline of each existing on-site native tree within 20 feet of construction activity. Mitigation Measure 4.e.2: The proposed retention basin shall GP/BP PS/BS be redesigned and/or relocated to reduce impacts to native trees. Mitigation Measure 4.e.3: Grading and excavation and grading GP/BP PS/PB work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.4: An arborist's report, prepared by GP/BP PS/PB Elder & Elder and dated August 29, 2002 has been submitted for City review. Prior to issuance of building or grading permits, this report shall be updated. All recommendations of the report shall be implemented prior to issuance of any construction permits. The updated report shall be in the form of the City's prototype and shall identify each native tree proposed for removal and each tree within the project area subject to potential impact. The report shall provide recommendations for tree pruning, tree protection of existing native trees to remain, and identify native tree impact/replacement mitigation per the Atascadero Municipal Code Section 9-11.105. Mitigation Measure 5.b.1: Preservation methods outlined in the GP/BP recommendations section of the project Archaeology Report shall be followed in the field. The Archaeologist of record shall monitor construction in culturally sensitive areas and according to the recommendations in the report. Mitigation Measure 5.d.1: Should any cultural resources be Ongoing PS/PB unearthed during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b: All disturbed areas, not shown on the GP PS/ BS 6.b project landscape plan for landscaping shall be hydroseeded with a native seed mix. Once the slopes are hydroseeded an appropriate erosion control method (erosion control blanket, hydro -mulch, or straw mulch appropriately anchored) shall be maintained prior to April 15 and after October 15th.. All fill slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked out on to Santa Rosa Road by construction vehicles. Mitigation Measure 6.c.d: A soils report shall be required to be GP BS 6.c.d submitted with all future building permits to the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 8.d: The drainage plan for the project shall GP BS 8.d comply with the City Of Atascadero Engineering Standards. A ITEM NUMBER DATE: 07/06/04 Conditions Of Approval Timing Responsibility Mitigation Amendment to CUP 84008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy PW: Public Works F0: Final Occupancy CA CH y Attorney "Retention/Detention Area" is required and will be sized according to the drainage calculations provided and shall be reviewed and approved by the City Engineer to prevent unchecked storm runoff, and/or flooding. Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention GP PW 8.e.f.1 Plan (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for GP PW/BS 8.e.f.2 ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders . Mitigation Measure 11.d: All construction activities shall comply GP BS 11.d with the City of Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday The 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 Planning Commission. A sign shall be posted on-site at the entrance near Santa Rosa Road with the hours of construction 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. Noise generating maintenance activities, such as, but not ITEM NUMBER DATE: 07/06/04 Conditions of Approval Timing Responsibility Mitigation Amendment to CUP 81008 /Monitoring Measure PS: Planning Services 8455 Santa Rosa Road BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer T0: Temporary Occupancy PW: Public Works FO'. Final Occupancy CA: Cit y Attorney limited to, landscape and/or parking lot maintenance, shall not occur before 7 a.m. or after 7 p.m. at this location ITEM NUMBER DATE: 07/06/04 EXHIBIT B: Draft Resolution PC 2004-0078 Proposed Mitigated Negative Declaration Amendment to Conditional Use Permit 89-008 This page intentionally left blank. ITEM NUMBER: 4 DATE: 07/06/04 EXHIBIT C: Draft Resolution PC 2004-0078 Site Plan Amendment to Conditional Use Permit 89-008 I�i� ! i s ITEM NUMBER: 4 DATE: 07/06/04 EXHIBIT D: Draft Resolution PC 2004-0078 Grading & Drainage Plan Amendment of Conditional Use Permit 89-008 IN Fin it 14 Cp lei r • p + 1 ---------- *VON -- ---- *Van • cam- [ —' j' ATASCAOLRO 04RISTIAN HCIAE C+IC A OO9-ER 3 , GITY Ol• AfA'l-AMWO '� a• ITEM NUMBER DATE: 07/06/04 EXHIBIT E: Draft Resolution PC 2004-0078 Phasing Plan Amendment of Conditional Use Permit 89-008 ITEM NUMBER: 4 DATE: 07/06/04 EXHIBIT F: Draft Resolution PC 2004-0078 Elevations Amendment of Conditional Use Permit 89-008 ItxAlAlt C BwUc*q U floral and plod Plan Resdutltx/ N0. ►C 3000Oof CondMonal UN Po rad f -do "55 3anta Rosa Road Mission -Style Concrete Tile (Reddish -Brown Cement Plaster With Stucco Finish Landscaping — � Li To Be O 1•LuNT IELI'sYATI0N ht Beige 1� ( 9 9 ) Installed With Each Unit 1 .it. w •ori . ew •. • Mw a.e ,P. IA p.to� • a t S Two BA 7 ftATH ""4F0, 0• I-LOOV PLAN :0 ITEM NUMBER: 4 DATE: 07/06/04 EXHIBIT F: Draft Resolution PC 2004-0078 Elevations Amendment of Conditional Use Permit 89-008 vahlbtt C: BuBdln9 P MOV8110n .-0 Fl,,,, Pi ­ N.. Reaolutbn No. PC 2000-008 Cond RIO.&I Uw Pe—t 8-89 80.53 Santa Ro Road Landscaping V� To Be Installed 4-777T! '=it N T With Each Unit I r.�•{ �� M.rlt 1. LI: V.\T10N w.,. Mission -Style Concrete Tile (Reddish -Brown TWO B.R. 2 BATH .I 1298 SY P I'L001! I'LAN Cement Plaster With Stucco Finish (Light Beige)