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HomeMy WebLinkAboutPC_2004-09-07_AgendaPacketCITY OFATASCADERO PLANNING COMMISSION AGENDA Regular Meeting September 7, 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 Vacant Vice Chairperson 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 AUGUST 17, 2004. 2. ACCEPTANCE OF FINAL MAP 2004-0085: EL CAMINO REAL AND VIEJO CAMINO (LLA 2004-0060). 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).) 3. GPA 2003-0008: 9105 PRINCIPAL AVE. (WESTPAC) TO BE CONTINUED TO SEPT. 21, 2004 Applicant: Westpac Investments, 805 Aerovista Place, Suite 202, San Luis Obispo, CA 93401 Project Title: Phone: 547-5502 Project Title: General Plan Amendment 2003-0008 / Zone Change 2003-0070 / Zone Change 2004-0083/ Zone Change 2004-0084 / Conditional Use Permit 2003-0117 / Tentative Tract Map 2003-0044 Project 9105 Principal Ave. Atascadero, CA 93422 Location: APN: 030-491-013, 015, 018 Project The proposed project consists of an application for a General Plan Amendment, Zone Change, Description: Tentative Tract Map and Conditional Use Permit for a commercial/residential mixed-use development located on a 5.22 -acre parcel within the Commercial Retail (CR) Zoning District. A 0.78 -acre portion of the site along El Camino Real will retain the CR zoning. The remaining 4.44 acres will require a General Plan Amendment to High Density Residential (HDR) and a zone change to Residential Multi - Family (16 units/acre) (RMF -16) with a Planned Development Overlay Zone. The site is accessed along Gusta Road and Principal Avenue. Proposed buildings consist of eight duplex and eight triplex residential buildings, one commercial building and one mixed-use building designed for commercial use on the lower floor and residential use on the upper floor. Forty-five dwelling units total are proposed. Seven native trees are proposed for removal. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) 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 7/21/04 through 9/7/04 at Determination: 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 4. GENERAL PLAN AMENDMENT 2003-0005, PLANNED DEVELOPMENT ZONE CODE TEXT 2003-0058, MIXED USE PLANNED DEVELOPMENT ZONE CHANGE 2003-0088, MASTER PLAN OF DEVELOPMENT (CUP 2004-0108), TENTATIVE TRACT MAP 2003-0035. TO BE CONTINUED TO SEPT. 21, 2004 Applicant: West Front Properties, 5070 San Benito Road, Atascadero, CA 93422 Project Title: West Front Mixed -Use, General Plan Amendment 2003-0005, Planned Development Zone Code Text 2003-0058, Mixed -Use Planned Development Zone Change 2003-0088, Master Plan of Development (CUP 2004-0108), Tentative Tract Map 2003-0035 Project 8870 West Front Road, 8760, 8840 Portola Road (APN 056-131-015, Location: 17,018, and 019) each within city of Atascadero, (San Luis Obispo County) Project The proposed project consists of a General Plan Amendment, Zone Change, establishment of a Description: Planned Development Overlay Zone, a corresponding Master Plan of Development (CUP), and Project Title: a Vesting Tentative Tract Map that would allow for a mixed-use commercial, office, and residential development on a 13 -acre site. The project site fronts both West Front Road and Project Portola Road and includes a 40 single-family residential subdivision, a 90 -unit maximum hotel, Location: and 10,000 square feet of commercial retail and gas station/fast food restaurant building. The Project project includes a future 5 -lot single-family residential subdivision with retention of an existing Description: historic colony home with associated outbuildings at the rear of the site for a total of 45 residential units. The site contains numerous native oak trees of which 7 are proposed for removal. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) Proposed As of the date of this posting, the proposed environmental determination has not yet been Environmental determined. A proposed environmental determination will be available prior to public Determination: hearing. 5. CONDITIONAL USE PERMIT 2004-0135, AMENDMENT TO CONDITIONAL USE PERMIT 2002-0066, 3212 EL CAMINO REAL, AUTOMOTIVE DEALERSHIP, INDOOR ONLY. Applicant: William Vega, 3105 E. Beach Circle, Bradley, CA 93423, Phone: 472-9650 Project Title: Conditional Use Permit 2004-0135, Amendment to Conditional User Permit 2002-0066 for an Automotive Dealership, Indoor Only Project 3212 El Camino Real, Atascadero, CA 93422 Location: APN 049-214-012 Project The proposed conditional use permit consists of a request to establish an indoor auto dealership Description: per Atascadero Municipal Code Section 9-6.163 allowing indoor auto and vehicle display/sales dealerships on lots smaller than one acre net with Planning Commission approval. The dealership is proposed within a 2400 square foot commercial building currently under construction. The project also includes a future 600 square foot building footprint addition, consistent with the approved building design, colors and materials. General Plan Designation: Commercial Park (CPK) Zoning District: Commercial Park (CPK) Proposed The proposed project qualifies for a class 5 categorical exemption: Minor alterations in Land Use Environmental limitations. Determination: 6. ZONE CHANGE 2004-0082, CONDITIONAL USE PERMIT 2004-0130, TENTATIVE TRACT MAP 2004-0054 FOR A 24 -LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION. Applicant: 24 El Camino Partners L.P., 805 Aerovista Place #202, San Luis Obispo, CA 93401 Phone: 544-7343 Owner: Kenneth Robinson, PO Box 331, Atascadero, CA 93423 Phone: 466-0729 Project Title: Zone Change 2004-0082, Conditional Use Permit 2004-0130, Tentative Tract Map 2004- 0054 for a 24 -lot single-family residential subdivision. Project 1225 El Camino Real, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-042-015 Project The proposed project consists of an application for a Planned Development Overlay Zone, Description_ Conditional Use Permit, and Tentative Tract Map for a twenty-four lot residential subdivision on a 5.19 -acre parcel under the requirements of PD -17 Overlay Zoning District. Lot sizes range from 6,401 square feet to 14,632 square feet. One 9,023 square -foot lot will accommodate a landscaped drainage detention basin. The new homes will range in size from 1,811 square feet to 2,297 square feet. The project includes one home per lot each with a minimum two -car garage and driveway for a total of 23 homes. The project's common open space includes two landscaped roundabouts and one landscaped detention basin. One existing single-family residence will be demolished. The project will require the removal of 16 native oak trees. General Plan Designation: Single Family Residential -X Zoning District: Residential Single Family -X 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: 6/17/04 through 9/7/04 at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on September 21, 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: 9-7-04 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting August 17, 2004 — 7:00 P.M. CALL TO ORDER Chairperson Kelley called the meeting to order at 7:00 p.m. and Commissioner Porter led the Pledge of Allegiance. R()I I ('_AI I Present: Commissioners Beraud, Peterson, Porter, Jones and Chairperson Kelley Absent: Commissioners Fonzi and O'Keefe Staff Present: Community Development Director Warren Frace, Deputy Community Development Director Steve McHarris, Deputy Public Works Director Jeff van den Eikhof, Associate Planner Kelly Gleason, Associate Planner Kerry Margason, Assistant Planner Lisa Wilkinson and Recording Secretary Grace Pucci. APPROVAL OF AGENDA MOTION: By Commissioner Beraud and seconded by Commissioner Porter 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 AUGUST 3, 2004. 2. ACCEPTANCE OF FINAL MAP 2004-0086: ESCONDIDO ROAD AND SAN GABRIEL ROAD. MOTION: By Commissioner Beraud and seconded by Commissioner Peterson to approve Items #1 and 2. Motion passed 5:0 by a roll -call vote. (Jones, Kelley abstained on Item #1) COMMUNITY DEVELOPMENT STAFF REPORTS 3. TREE REMOVAL PERMIT 2004-0050 Applicant Bob Phillips, 3111 Falda Rd., Atascadero, CA 93422 Phone: 466-1437 Project Title Tree Removal Permit 2004-0050 Project Location 8424 Alta Vista, Atascadero, CA 93422 APN 031-112-014 Project Request to remove four (4) Live Oak trees, one of which is over 24 -inches in diameter at breast height (dbh), Description in conjunction with the development of a 2,200 square -foot single family residence with an attached 440 square foot garage located at 8424 Alta Vista Avenue. Assistant Planner Lisa Wilkinson gave the staff report and answered questions of the Commission. PUBLIC COMMENT - None MOTION: By Vice Chairperson Jones and seconded by Commissioner Beraud to approve TRP 2004-0050 the Alta Vista/Phillips. Motion passed 5:0 by a roll -call vote. 4. TREE REMOVAL PERMIT 2004-0054 Applicant Marilyn Fkiaras, 5304 Elmhurst St., Ventura, CA 93003 Phone: 642-8816 Project Title Tree Removal Permit 2004-0054 Project Location 4110 Traffic Way, Atascadero, CA 93422 APN 049-033-010 Project Request to remove seven (7) Live Oak trees, two of which are over 24 -inches in diameter, in conjunction with Description the development of a 1,888 square -foot single family residence with an attached 567 square foot garage located at 4110 Traffic Way. Access is proposed off of Seperado Avenue. Assistant Planner Lisa Wilkinson provided the staff report and answered questions of the Commission. PUBLIC COMMENT Linda Wargo, Seperado Avenue resident, stated it was her understanding that when the 40 acres were originally subdivided the City and developer agreed that the grove of oak trees between Traffic Way and Seperado would stay intact and the new lots would have Traffic Way addresses and legal access from Traffic Way. She expressed her concerns with allowing this lot to be accessed by Seperado and urged the Commission to require access off of Traffic Way and not set a precedent for properties in this area. Rosemarie Handy read from a prepared statement in favor of preserving the oak trees in this area and of following the updated General Plan policies for this project. (Exhibit A) Elizabeth Pluneda, Seperado Avenue resident, stated her concerns that the City is going back on its determination to require any houses built between Traffic Way and Seperado to exit onto Traffic Way. She indicated that the City has not made any effort to repair the road and should not expect additional homes built in that area to utilize it. Ann Fletcher, Seperado Avenue resident, presented some background information and examples of building precedents for this area and why she is opposed to allowing access onto Seperado. She questioned how access onto Seperado can be granted given that the property is part of a subdivision that was planned, approved and developed as a Traffic Way site and address. Michaela Hines, Seperado Avenue resident, reiterated that Seperado is a private road and the site under consideration tonight historically had a Traffic Way address and utilizing Seperado would require an easement onto that private road. She also spoke in favor of preserving the oak trees on the site. Peter Sotello, Seperado Avenue resident, distributed pictures showing a second potential access for the site. He expressed his concerns about the condition of Seperado including the narrowness of the road, the difficulty of access for emergency vehicles, and drainage problems, and requested that this site take access from Traffic Way. John Richardson, Seperado Avenue property owner, stated his belief that Seperado cannot handle one more driveway or any more construction vehicles. He spoke about the dangerous condition of Seperado and expressed his opposition to granting access for this site off of Seperado, which is a private road. Ladonna Sotello, Seperado Avenue resident, stated her main concern, which is safety for children on Seperado who cannot safely use the street given its poor condition and the narrowness of the road. Fred Dyste, Seperado Avenue resident, asked the Commission to uphold the property rights of the Seperado homeowners as they understood them to be and not approve the tree removals or access from Seperado. Linda Campegy, Seperado Avenue resident stated her agreement with all of the previous speakers. Marilyn Fkiaras, applicant, explained how they researched the site prior to purchasing the property. She stated they have tried to redesign the home for this location, taking out the least amount of trees, and with safety concerns in mind. The design as presented is the best configuration the architect could come up with. Esta Anderson, Seperado Avenue resident, stated that the plot map or 1927 for this site indicates that the property owners on Seperado own the land across the road and down to an existing fence line. She does not see how the City can give access to someone over the objections of those property owners. Eric Greening indicated that he was hearing contradictory opinions regarding the access to this property and asked if there was a precedent for this type of access—a lot with an address on a public, city owned and maintained street getting access by a private street—anywhere else in town and suggested the original conditions of approval be looked at. Chairperson Kelley closed the Public Comment period. Chairperson Kelley asked staff to address questions raised during the Public Comment period. Community Development Director Warren Frace indicated that Seperado is a Colony Road and that the City Engineer looked at this issue and feels this property can legally take access off of Seperado. He reiterated that the question before the Commission is limited to the tree removal. Commissioner Beraud stated that though the Commission is not dealing with access tonight, it is important in subdivisions to preserve the neighborhoods already in existence. She expressed her concern that City is setting a dangerous precedent by allowing access off of Seperado. Commissioner Porter questioned whether there were other properties in town that gained access via a different road than what the actual property address is. Director Frace stated that in the older Colony areas it is common to have streets with double frontages, and it is not unheard of to have lots take access off of a street different than where their original address was placed. Director Frace indicated that staff does not feel this is a matter of setting precedent as the Commission is only looking at a tree removal permit tonight. MOTION: By Vice Chairperson Jones and seconded by Commissioner Porter to approve Resolution PC 2004-0093 to approve the request to remove seven native oak trees subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. Motion passed 4:1 by a roll -call vote. (Beraud opposed) Commissioner Beraud stated for the record that she voted no because she feels the access to this site should have been off of Traffic Way. PUBLIC HEARINGS 5. DOVE CREEK MIXED-USE DEVELOPMENT, ZONE CHANGE 2003-0049, CONDITIONAL USE PERMIT 2003-0099, TENTATIVE TRACT MAP 2003- 0033. Applicant Bermant Development Company, 5383 Hollister Avenue, Suite 150, Santa Barbara, CA 93111, Phone: 964-7200 Project Title Dove Creek Mixed -Use Development, (Zone Change 2003-0049, Conditional Use Permit 2003- 0099, Tentative Tract Map 2003-0033) a single-family residential/commercial center/open space development. Project Santa Barbara Road and El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) Location APN 45-342-03, 45-381-10, 45-381-07, 45-381-09, 45-331-02, 45-331-04, 45-331-08, 45-331-01, 45-342-05, 45-342-04, 45-342-13, 45-342-01, 45-342-08, 45-342-02, 45-352-05. Project The proposed project is a 64 -acre residential and commercial project located in the southern Description portion of the City of Atascadero at the northwest corner of Santa Barbara Road and EI Camino Real. The project includes 279 residential dwelling units clustered in five villages totaling 40 acres separated by open space areas. The three residential product types are detached single-family homes on 5,000 square foot lots, clusters of six homes on a common courtyard, and attached town homes of four and five residences per building. The commercial center includes approximately 60,000 square feet on approximately 6.0 acres in the southeastern corner of the site. There are approximately 18 acres of permanent open space that includes two seasonal creeks and associated floodways, a 1.6 -acre wetland, and wooded oak knoll adjacent to Highway 101. Recreational amenities include a centrally located one - acre park, tot -lot pocket park, and trails connecting to pedestrian walkways. Environmental Based on the initial study prepared for the project, a Mitigated Negative Declaration is Determination proposed. The proposed Negative Declaration is available for public review from 6/17/04 through 8/14/04 at 6905 EI 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 Condition No. 25 for the CUP was distributed to the Commission. (Exhibit B) Deputy Public Works Director Jeff van den Eikhof spoke about circulation and drainage issues for the project. Bruce Buckingham, Bermant Development, applicant, introduced John Knight of RRM Design Group who gave a PowerPoint presentation on this project. (Exhibit C) Mr. Buckingham and Mr. Knight answered questions of the Commission. PUBLIC COMMENT Eric Greening stated his concerns regarding pedestrian circulation between this area and other parts of the city, and raised questions regarding the setbacks and riparian enhancements. Tina Salter stated her appreciation for the pedestrian friendliness of the design. She questioned if there would be mitigation fees for widening the overpass at Santa Barbara Road. Bruce Pierce stated a great deal of effort has been put forth on this project but he is concerned with the issue of traffic on Santa Barbara Road and questioned whether some traffic could be diverted to the San Diego Road off ramp. Casey Bryson, member of the Atascadero Firefighters Association, expressed his concerns with the reduction of square footage for commercial space and that the commercial space is actually completed. Chairperson Kelley closed the Public Comment period. Lindy Althouse, Althouse & Mead working on the riparian enhancement plan, John Knight and Bruce Buckingham addressed questions raised during the Public Comment period. John Campanella, President BDC Development Homes Division, explained the subsequent phases of this project. Commissioner Beraud referred to page 60 of the staff report and expressed concern with some of the allowed uses in the commercial center and stated the importance of retaining the tax base. Regarding the phasing of the project she strongly suggested that the Tentative Map Condition on page 45 of the staff report be recommended to the City Council. There was Commission discussion regarding the type of uses for the commercial center. It was decided to add a condition that staff will look at the uses with the applicant and get back to the City Council regarding what goes in there. There was Commission discussion regarding phasing of the project. MOTION: By Vice Chairperson Jones and seconded by Commission Peterson to adopt Resolution No. PC 2004-0095 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004-0026 with revised mitigation measures; and adopt Resolution No. PC 2004-0096 recommending that the City Council introduce an ordinance for first reading to change zoning code text for Planned Development #12 (Zone Change 2003-0049) based on findings and subject to the conditions that are set forth in the planning recommendations; and adopt Resolution No. PC 2004-0097 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2004-0085, a zoning map amendment of the project site to Multi Family Residential based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution No. PC 2004-0098 recommending that the City Council adopt CUP 2003-0099, by resolution to include the Master Plan of Development based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution No PC 2004-0099 recommending the City Council approve Vesting Tentative Tract Map 2003-0033, based on findings and subject to Conditions of Approval and Mitigation Monitoring and to include the comments that the City Council look carefully at the type of uses for that particular PDZ Zone. Motion passed 4:1 by a roll -call vote. (Beraud opposed) Commissioner Beraud stated for the record that she believes the phasing should have concurrent commercial and residential permits. COMMISSIONER COMMENTS AND REPORTS Chairperson Kelley referred to a recent newspaper article critical of the Planning Department and stated that the Planning Commission has great confidence in the Planning staff. DIRECTOR'S REPORT Community Development Director Frace reviewed the agenda for the next Planning Commission meeting and informed the Commission that the City Council has agendized for their September 14th meeting a review of all the Commissions that serve the City Council. ADJOURNMENT Chairperson Kelley adjourned the meeting at 8:48 p.m. to the next regularly scheduled meeting of the Planning Commission on September 7, 2004. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibits area available for review in the Community Development Department: Exhibit A — Rosemarie Handy, prepared statement Exhibit B — Addendum to CUP Condition No. 25 (Item #5) Exhibit C — John Knight, PowerPoint presentation on Item #5 \\Cityhall\cdvlpmnt\— PC Minutes\PC Minutes 04\PC Draft Minutes. 8-17-04.gp.doc ITEM NUMBER: 2 DATE: 9-7-04 Atascadero Planning Commission Staff Report - Public Works Department Acceptance of Final Map 2004-0085 Parcel Map ATAL 04-0128 (LLA 2004-0060) EI Camino Real & Viejo Camino (Frederick/Bermant Development) RECOMMENDATION: Staff recommends: Planning Commission accept Final Map 2004-0085 (Parcel Map ATAL 04-0128). DISCUSSION: On May 17, 2004, the Community Development Department approved Lot Line Adjustment 2004-0060. The Lot Line Adjustment application was consistent with the General Plan and applicable building and zoning code requirements. According to Section 11-4.42 of the Municipal Code, the Planning Commission is the advisory agency charged with approval of all final maps without dedications. No offers of dedication have been made with this map. Staff has determined that the final map is consistent with approved Lot Line Adjustment. ATTACHMENTS: Exhibit A: Final Map 2004-0085 (Parcel Map ATAL 04-0128) 09-07-04 FMP 2004-0085 ECR LLA.PC-SR.Jvde ITEM NUMBER: 2 DATE: 9-7-04 Exhibit A Final Map 2004-0085 (Parcel Map ATAL 04-0128) El Camino Real and Viejo Camino Frederick/Bermant Development 4i a AM �� b M010 M10tl0N0 1(�W. 400l���A Pq1 IW ,YN11 'let A Go Gd / o rg 1AY_ a � € =a PS, �P 3 C� :I �, ! , k NQ CJ Oil,tele ���, f s i ,�-�• � ply• Mimi 3; —� �'■C600� ShC6 D,S�na hex toa� 091 Ot, Bite "lliz 6`t a Wil 09-07-04 FMP 2004-0085 ECR LLA.PC-SR.Jvde ilk Arft a ,r N Y� •I ��V¢ rP •d� _� JaJb �. Oil,tele ���, f s i ,�-�• � ply• Mimi 3; —� �'■C600� ShC6 D,S�na hex toa� 091 Ot, Bite "lliz 6`t a Wil 09-07-04 FMP 2004-0085 ECR LLA.PC-SR.Jvde ITEM NUMBER: DATE: TO BE CONTINUED TO SEPTEMBER 21, 2004 GPA 2003-0008: 9105 PRINCIPAL AVE. (WESTPAC) Applicant: Westpac Investments, 805 Aerovista Place, Suite 202, San Luis Obispo, CA 93401 Phone: 547-5502 Project Title: General Plan Amendment 2003-0008 / Zone Change 2003-0070 / Zone Change 2004-0083/ Zone Change 2004-0084 / Conditional Use Permit 2003-0117 / Tentative Tract Map 2003- 0044 Project 9105 Principal Ave. Atascadero, CA 93422 Location: APN: 030-491-013, 015, 018 Project The proposed project consists of an application for a General Plan Amendment, Zone Description: Change, Tentative Tract Map and Conditional Use Permit for a commercial/residential mixed-use development located on a 5.22 -acre parcel within the Commercial Retail (CR) Zoning District. A 0.78 -acre portion of the site along El Camino Real will retain the CR zoning. The remaining 4.44 acres will require a General Plan Amendment to High Density Residential (HDR) and a zone change to Residential Multi -Family (16 units/acre) (RMF -16) with a Planned Development Overlay Zone. The site is accessed along Gusta Road and Principal Avenue. Proposed buildings consist of eight duplex and eight triplex residential buildings, one commercial building and one mixed-use building designed for commercial use on the lower floor and residential use on the upper floor. Forty-five dwelling units total are proposed. Seven native trees are proposed for removal. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) 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: 7/21/04 through 9/7/04 at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. \\Cityhall\cdvlpmnt\- GPA - General Plan Amendments\GPA 03\GPA 2003-0008 Westpac Principal\PC To Be Continued to 9-21- 04.am.doc 9- 7- 04 ITEM NUMBER: DATE: TO BE CONTINUED TO SEPTEMBER 21, 2004 GENERAL PLAN AMENDMENT 2003-0005, PLANNED DEVELOPMENT ZONE CODE TEXT 2003-0058, MIXED USE PLANNED DEVELOPMENT ZONE CHANGE 2003-0088, MASTER PLAN OF DEVELOPMENT (CUP 2004-0108), TENTATIVE TRACT MAP 2003-0035. Applicant: West Front Properties, 5070 San Benito Road, Atascadero, CA 93422 Project Title: West Front Mixed -Use, General Plan Amendment 2003-0005, Planned Development Zone Code Text 2003-0058, Mixed -Use Planned Development Zone Change 2003-0088, Master Plan of Development (CUP 2004-0108), Tentative Tract Map 2003-0035 Project 8870 West Front Road, 8760, 8840 Portola Road (APN 056-131-015, Location: 17,018, and 019) each within city of Atascadero, (San Luis Obispo County) Project The proposed project consists of a General Plan Amendment, Zone Change, Description: establishment of a Planned Development Overlay Zone, a corresponding Master Plan of Development (CUP), and a Vesting Tentative Tract Map that would allow for a mixed-use commercial, office, and residential development on a 13 -acre site. The project site fronts both West Front Road and Portola Road and includes a 40 single- family residential subdivision, a 90 -unit maximum hotel, and 10,000 square feet of commercial retail and gas station/fast food restaurant building. The project includes a future 5 -lot single-family residential subdivision with retention of an existing historic colony home with associate outbuildings at the rear of the site for a total of 45 residential units. The site contains numerous native oak trees of which 7 are proposed for removal. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) Proposed As of the date of this posting, the proposed environmental determination has not yet Environmental been determined. A proposed environmental determination will be available prior Determination: to public hearing. \\CITYHALL\CDVLPMNT\- GPA - GENERAL PLAN AMENDMENTS\GFA 03\GPA 2003-0005 SHANNON PORTOLA, WEST FRONT\PC TO BE CONTINUED TO 9- 21-04.AM.DOC 9- 7- 04 ITEM NUMBER: 5 DATE: 9/7/04 Atascadero Planning Commission Staff Report - Community Development Department Auto Cars Direct - Indoor Auto Dealership Conditional Use Permit 2004-0135 Conditional Use Permit Amendment 2004-0136 (3212 EI Camino Real / William Vega) SUBJECT: The proposed Conditional Use Permit consists of a request to establish an indoor auto dealership per Atascadero Municipal Code Section 9-6.163 allowing indoor auto and vehicle display/sales dealerships on lots smaller than one acre net with Planning Commission approval. The dealership is proposed within an existing commercial building currently under construction. The project includes an amendment to an existing Master Plan of Development to allow a 1200 square foot expansion. RECOMMENDATION: Staff Recommends: 1. The Planning Commission adopt Resolution PC 2004-0107 to approve Conditional Use Permit 2004-0135 based on findings. 2. The Planning Commission adopt Resolution PC 2004-0108 to approve CUP 2004-0136 amending Master Plan of Development (Conditional Use Permit 2002-0066) based on findings and subject to conditions of approval. SITUATION AND FACTS: 1. Applicant / Representative: William Vega, Auto Cars Direct 3105 E. Beach Circle, Bradley, CA 93426 Phone: 472-9650 2. Project Address: 3212 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-214-012 3. General Plan Designation: Commercial Park (CPK) 4. Zoning District: Commercial Park (CPK) 5. Site Area: 6. Existing Use: 7. Environmental Status DISCUSSION: Background ITEM NUMBER: 5 DATE: 9/7/04 Approximate 12,000 SF lot with (2,400 SF Building) Commercial center currently under construction Exempt Categorical Exemption CEQA section 15301 Class 1 On August 20, 2003, the Planning Commission approved a Master Plan of Development (CUP 2001-0066) for ten industrial buildings totaling 33,000 square feet. The ten -building complex is currently under construction totaling 26,800 square feet. On May 11, 2004, the City Council approved a Zoning Text Amendment to AMC 9-6.163, Auto and Vehicle Dealerships, subsection (e) that modified the ordinance to read as follows: The minimum lot size for auto and vehicle dealerships shall be one (1) acre (net). Smaller lots may be approved by the Planning Commission for moped dealers or indoor auto and vehicle display/sales dealerships only. Project Definition The applicant is requesting establishment of an indoor auto dealership business consistent with City Ordinance. The business will include indoor display and sales of motor vehicles, parts, accessories, and related merchandise. The business will also include related indoor servicing. The proposed future building expansion will amend the existing ten -industrial building Master Plan of Development to allow a 2 -story building addition with a 600 square foot building footprint at the front of the existing building. Analysis The applicant's indoor only auto dealership use request is consistent with the above- mentioned section of the Zoning Ordinance. No on-site outdoor displays of vehicles are proposed or will be permitted. AMC Section 9-3.701 defines auto dealers as follows: Auto Dealers (New and Used) and Supplies. Retail and wholesale trade establishments selling new and used automobiles, including but not limited to, light trucks, motorcycles and mopeds. Also includes establishments selling new parts and ITEM NUMBER: 5 DATE: 9/7/04 accessories within a building for the above. Does not include establishments dealing exclusively in used parts. Includes automobile repair shops only when maintained by establishment engaged in the sale of vehicles on the same site. Does not include "service stations, " which are separately defined. This type of business varies from traditional auto dealers in that vehicles are typically custom ordered, requiring substantially less floor, storage, and office space. This type of business conducted entirely indoors would have no negative visual impacts while offering the potential for added point -of -sales tax revenues to the City. This use is allowed within the Downtown Commercial (DC), Commercial Retail (CR), Commercial Park (CPK), Commercial Services (CS), and Commercial Tourist (CT) zoning districts subject to a Conditional Use Permit approval by the Planning Commission. As a conditional use, the Planning Commission has the authority to review an approved CUP at any time should a business be in violation of the Atascadero Municipal Code. The proposed future building addition is comprised of an extension of the building front that will step approximately six feet above the existing building to accommodate second floor office and storage space. The building addition design, materials and colors are consistent with the existing buildings. The second floor addition fagade has incorporated storefront and transom windows that provide additional interest to an otherwise simple concrete block building. General Plan Consistency Staff finds the proposed request to be consistent with the 2002 General Plans economic goals as noted in LOC 13 and 14: General Plan LOC 13: Provide a sound economic base to sustain the City's unique character by establishing a range of employment and business opportunities and generate sufficient revenue to support adequate levels of public services, and environment, social and educational quality. General Plan LOC 13.1: Facilitate convenient location of goods and services needed by local residents. General Plan LOC 14: Retain and expand existing businesses and attract new businesses to improve the availability of goods and services. General Plan LOC 14.4: Ensure that City regulations and processes support economic development. ITEM NUMBER: 5 DATE: 9/7/04 Environmental Determination The project has been determined to qualify for a Class 1 Categorical Exemption under the provisions of the California Environmental Quality Act (CEQA section 15301; Class 1; Existing Facilities). CONCLUSION: The proposed indoor auto and vehicle dealership request on a site less than one acre is consistent with General Plan Land Use and Economic Development Policies. The proposed future building addition is consistent with the previously approved Master Plan of Development. The proposed request would allow the establishment of a specialty indoor auto dealer with related indoor services, as permitted under the Atascadero Municipal Code. ALTERNATIVES: 1. The Planning Commission may add conditions to the proposed request. 2. The Planning Commission may recommend denial of the proposed request. 3. The Planning Commission may continue the hearing and refer the project back to staff for further analysis. Direction should be given to staff and the applicant on required additional information. PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location Map (General Plan & Zoning) Attachment 2: Draft Resolution PC 2004-0107 Exhibit A: Conditions of Approval Attachment 3: Draft Resolution PC 2004-0108 Exhibit A: Conditions of Approval Exhibit B: Site Plan and Elevations ITEM NUMBER DATE: 9/7/04 Attachment 1: Location Map, General Plan and Zoning 3212 EI Camino Real Zoning District: Commercial Park General Plan Designation: Commercial Park Attachment 2: Draft Resolution PC 2004-0107 DRAFT RESOLUTION PC 2004-0107 RESOLUTION OF THE ATASCADERO PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 2004-0135 TO ALLOW INDOOR AUTO AND VEHICLE DISPLAY/SALES ON A SITE LESS THAN ONE -ACRE PER CODE SECTION 9-6.163(e) AND 9-3.701. (3212 El Camino Real - William Vega) WHEREAS, an application has been received from William Vega (3105 E. Beach Circle, Bradley, CA 93426), to consider a project consisting of a request to establish an Indoor Only Auto Sales/Display Commercial Use Zone Text Change per Atascadero Municipal Code Section 9-6.163 and 9-3.701; and, WHEREAS, the proposed project is located within the CPK (Commercial Park) land use designation of the City of Atascadero's General Plan Land Use Diagram; and, WHEREAS, the proposed project is located within the CPK (Commercial Park) zoning district where a indoor auto display/sales use is subject to the approval of a Conditional Use Permit; and, WHEREAS, a Statutory Exemption, under the California Environmental Quality Act (CEQA) has been determined for the proposed use; and, WHEREAS, the City of Atascadero's General Plan 2025 incorporated a series of Smart Growth goals that include efficient use and reuse of existing lands and for more compact, pedestrian scaled development through intensification of commercially designated land uses; and, WHEREAS, the General Plan contains Policies and Programs under General Plan to provide a sound economic base to sustain the City's unique character by establishing a range of employment and business opportunities and generate sufficient revenue to support adequate levels of public services, and environment, social and educational quality and to retain and expand existing businesses and attract new businesses to improve the availability of goods and services; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 7, 2004, studied and considered the proposed Conditional Use Permit; and, Planning Commission Resolution 2004-0107, 0108 September 7, 2004 WHEREAS, the Planning Commission has determined that the proposed request is consistent with the Zoning Ordinance to allow auto and vehicle dealers -indoor display only on the subject 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, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project has been analyzed adequately in the General Plan 2025 EIR pursuant to applicable standards and impacts have been avoided or mitigated pursuant to that EIR. SECTION 2. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Planning Commission Resolution 2004-0107, 0108 September 7, 2004 SECTION 3. Approval of Conditional Use Permit Amendment. The Planning Commission does hereby approve Conditional Use Permit 2004-0135 to allow a indoor auto display/sales use at 3212 El Camino Real (APN 049-214-012), consistent with the following Exhibits: EXHIBIT A: Conditions of Approval 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 Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Planning Commission Resolution 2004-0107, 0108 September 7, 2004 EXHIBIT A: Conditions of Approval Auto Cars Direct - Indoor Auto Dealer Use (CUP 2004-0135) Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business BS: Building Services Auto Cars Direct - Indoor Auto Dealer Use License FD: Fire Department CUP 2004-0135 GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This Conditional Use Permit shall be for an indoor auto BP PS display/dealership as described on the attached exhibits and located on parcel 049-214-012 (3212 EI Camino Real), regardless of owner. 2. The approval of this use permit shall become final and effective for BP PS the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to that date, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 3. Approval of this Conditional Use Permit shall be consistent with Ongoing PS Atascadero Municipal Code Zoning Ordinance Sections 9-6.163 and 9-3.701. Any violations of the CUP shall be subject to review and reconsideration by the Planning Commission at a noticed public hearing. 4. All subsequent construction permits shall be consistent with the BP PS Master Plan of Development Amendment (CUP 2004-0136). 5. All exterior elevations, finish materials, and colors shall be BP PS consistent with the Master Plan of Development Amendment as shown in EXHIBIT B, with the following modifications: ■ All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance; ■ All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures; ■ Any exterior light fixtures shall be compatible with building design, subject to staff approval; ■ Concrete block siding shall match existing building. 6. All applicable conditions from CUP 2001-0066 shall apply. BP PS Planning Commission Resolution 2004-0107, 0108 September 7, 2004 Attachment 3: Draft Resolution PC 2004-0108 DRAFT RESOLUTION PC 2004-0108 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT 2004-0136 AMENDING CUP 2002-0066 TO ALLOW A 1200 SQUARE FOOT BUILDING EXPANSION (3212 El Camino Real - William Vega) WHEREAS, an application has been received from William Vega (3105 E. Beach Circle, Bradley, CA 93426), to consider a project consisting of a request to establish an Indoors Only Auto Sales/Display Commercial Use Zone Text Change per Atascadero Municipal Code Section 9-6.163 and 9-3.701; and, WHEREAS, the proposed project is located within the CPK (Commercial Park) Land Use designation of the City of Atascadero's General Plan Land Use Diagram; and, WHEREAS, the proposed project is located within the CPK (Commercial Park) zoning district; and, WHEREAS, a Categorical Exemption, under the California Environmental Quality Act (CEQA) section 15301 Existing Facilities, Class 1(a), has been prepared; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 7, 2004, studied and considered the proposed Conditional Use Permit; and, WHEREAS, the Planning Commission has determined that the proposed request is consistent with the Zoning Ordinance to allow auto and vehicle dealers -indoor display only on the subject 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, NOW, THEREFORE, the Planning Commission takes the following actions: Planning Commission Resolution 2004-0107, 0108 September 7, 2004 SECTION 1. Findings of categorical exemption from CEQA. The Planning Commission finds as follows: The proposed project has been determined to be exemption from CEQA based on a Class 1(a) exemption pertaining to existing facilities. SECTION 2. Findings for Approval of Conditional Use Permit Amendment. The Planning Commission finds as follows: The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Planning Commission Resolution 2004-0107, 0108 September 7, 2004 SECTION 3. Approval of Conditional Use Permit Amendment. The Planning Commission does hereby approve Conditional Use Permit 2004-0136, amending Master Plan of Development (CUP 2002-0066), to allow a 1200 square foot expansion to a previously approved building located at 3212 El Camino Real (APN 049-214-012), consistent with the following Exhibits: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Plan and Conceptual Building Elevations 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 Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Planning Commission Resolution 2004-0107, 0108 September 7, 2004 EXHIBIT A: Conditions of Approval Auto Cars Direct - Indoor Auto Dealer CUP Amendment (CUP 2004-0136) Master Plan of Development Amendment Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business BS: Building Services Auto Cars Direct - Indoor Auto Dealer License FD: Fire Department CUP Amendment (CUP 2004-0136) GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Master Plan of Development Amendment p Occupancy F0: Final Occupancy Planning Services 1. This Conditional Use Permit shall be for an indoor auto BP PS display/dealership as described on the attached exhibits and located on parcel 049-214-012 (3212 EI Camino Real) regardless of owner. 2. The approval of this use permit shall become final and effective for the BP PS purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to that date, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the authority to BP PS, CE approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twenty four BP PS (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. All subsequent construction permits shall be consistent with the BP PS, CE Master Plan of Development Amendment contained herein. 6. All exterior elevations, finish materials, and colors shall be consistent BP PS with the Master Plan of Development Amendment as shown in EXHIBIT B, with the following modifications: • All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance; ■ All trash storage, recycle storage, and air conditioning units shall be screened from view behind architectural) compatible Planning Commission Resolution 2004-0107, 0108 September 7, 2004 Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business BS: Building Services Auto Cars Direct — Indoor Auto Dealer License FD: Fire Department CUP Amendment (CUP 2004-0136) GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Master Plan of Development Amendment p Occupancy F0: Final Occupancy or landscaped enclosures; ■ Any exterior light fixtures shall be compatible with building design, subject to staff approval; ■ Concrete block siding shall match existing building. 7. All site work, grading, and site improvements shall be consistent with BP PS, BS, CE the Master Plan of Development Amendment as shown in EXHIBIT B. 8. A final landscape and irrigation plan shall be approved prior to the BP PS, BS issuance of building permits and included as part of the site improvement plan consistent with existing landscaping, and as follows: ■ All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material; ■ All areas shown on the landscape plan shall be landscaped by the developer prior to the final of building permit. 9. All applicable conditions from CUP 2002-0066 shall apply. BP PS 10. Final selection of colors and materials identified in EXHIBIT B shall be BP PS subject to staff approval. Planning Commission Resolution 2004-0107, 0108 September 7, 2004 Exhibit B: Site Plan / Project Site / a Future Building- - Addition ' 1 AL Planning Commission Resolution 2004-0107, 0108 September 7, 2004 Exhibit B: Conceptual Building Elevations Conceptual Building Elevation Planning Commission Resolution 2004-0107, 0108 September 7, 2004 Exhibit B: Conceptual Building Elevations Existing lot Building ZZ LU Proposed Addition Conceptual Building Elevation ITEM NUMBER: 6 DATE: 9-7-04 Atascadero Planning Commission Staff Report - Community Development Department Oak Grove: 1225 EI Camino Real Single Family Planned Development Zone Change 2004-0082, Master Plan of Development (CUP 2004-0130), Vesting Tentative Tract Map 2004-0054 (24 EI Camino Partners, LP) 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 #17 overlay on the site subject to a Master Plan of Development (CUP) that would allow twenty-four (24) single-family residences and a landscaped common open space lot with a storm water detention basin to be constructed. All existing structures on site are proposed for demolition. The Tentative Tract Map would create a twenty-six (26) lot subdivision. RECOMMENDATION: Staff Recommends: 1. Adopt Resolution PC 2004-0109 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004-0022; and, 2. Adopt Resolution PC 2004-0110 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2004-0082 based on findings; and, 3. Adopt Resolution PC 2004-0111 recommending that the City Council approve Conditional Use Permit 2004-0130 to include the Master Plan of Development (EXHIBIT B) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 4. Adopt Resolution PC 2004-0112 recommending the City Council approve Vesting Tentative Tract Map 2003-0054 based on findings and subject to Conditions of Approval and Mitigation Monitoring. ITEM NUMBER: 6 DATE: 9-7-04 Situation and Facts: 1. Applicant / Representative: 24 EI Camino Partners, LP 805 Aerovista Place, #202, San Luis Obispo, CA 93401, 544-7343 2. Project Address 3. General Plan Designation 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Status DISCUSSION: Analysis of Planning Issues Project Definition 1225 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-042-015 General Plan Designation: SFR -X (Single -Family Residential, 0.5 net acre minimum lot size) RSF-X (Residential Single -Family) 5.19 acres Single -Family Residence Proposed Mitigated Negative Declaration 2004-0022 The proposed project consists of a twenty-five lot residential subdivision on a 5.19 - acre parcel under the requirements of PD -17 overlay zoning district. One 9,023 square foot lot will accommodate a landscaped common area with a storm water detention basin. The proposed lot sizes range from 6,401 to 14,632 square feet. Each home will have a two -car attached or detached garage with additional uncovered spaces provided in the driveway that fulfill the guest -parking requirement. There are four additional on -street parking spaces provided in parallel parking pockets. Each unit is consistent with the PD -17 requirement of providing a minimum 40% parcel landscaping and building footprints of less than 35% of the parcel area. Proposed homes range in size from approximately 1,811 to 2,297 square feet, exclusive of garages. Garage sizes range from approximately 440 to 640 square feet. 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. ITEM NUMBER: 6 DATE: 9-7-04 Project Summary Table Background Surrounding Land Use and Setting: North: Residential Multi -Family - 16 East: Residential Suburban South: Residential Single-Family-X/PD-17 West: EI Camino Real (Commercial Park) SITE STATISTICS LOT # FLOORPLANBLDG S.F. % COVERAGE POTENTIAL AREA FOR LAUDSCAPE MIN. REQ, FOR LANDSCAPE' LOT WIDTH ®25' SB s 1 2CX 2067 22.11 4,939.09 3,740.08 71.46 2 1NR 1811 25.18 3,751.48 2,877.74 60.69 3 1C 7867, 1811 23.03 3,982.93 3,146.86 67.57 4 2FX 2.297 20.55 5,315.27 4.472.33 102.04 5 2NR 2079 21.19 5,018.03 3,925.31 91.80 6 1 C 79713.44 1811 22.72 4 316.08 3 189.38 68.97 7 2FXR 2297 16.00 7 784.71 5 744.36 117.71 8 2CR 2066 24.50 4,367.72 3,374.05 65.57 9 1 NR 1811 19.64 5,077.34 3,689.85 82.55 10 2FR . 2073 14.17 7.016.30 5.852.95 CORNER 11 2CR 7,627.93 2066 27.09 3,810.97 3,051.17 66.79 12 1NR 7.337.80 2066 28.16 3.8 0.37 2 935.12 61.95 13 1 FR 8,430.57 1811 21.49 4,541.94 3,372.23 66.55 14 2NR 7,356.28 2079 28.27 4.095.80 2,942.51 63.11 15 1 FR 10 091.10 1811 17.95 5,649.28 4,036.44 84.62 16 2CR 9,684.21 2066 21.34 5.832.69 3.873.68 81.32 17 2N 9,012.59 2079 23.08 5,174.41 3,605.04 90.91 18 1F 6,401.47 1811 28.30 2,975.66 2.560.59 66.91 19 2NR 7.849.98 2079 26.50 41151.66 3,139.99 76.84 20 1F 7058.88 1811 25.67 3,630.43 2,823.55 65.10 21 2FR 10 363.33 2073 20.01 5,700.28 4,145.33 106.18 22 1N 9639.56 1811 18.80 5.514.88 3.855.82 100.66 23 2CR 6480.70 2066 31.89 2773.32 2 592.28 60.02 24 1F 6401.32 1811 28.30 2 973.96 2560 .53 60.70 BASIN NA 9023.49 NA NA 7 587.25 NA NA O.S. NA 3134.24 NA NA 2174.33 NA NA TOTAL NA 225 918.79 47578 21.06 122 036.18 NA NA Background Surrounding Land Use and Setting: North: Residential Multi -Family - 16 East: Residential Suburban South: Residential Single-Family-X/PD-17 West: EI Camino Real (Commercial Park) ITEM NUMBER: 6 DATE: 9-7-04 The General Plan and Zoning Ordinance identifies properties to the north as Multi - Family Residential with a maximum development potential of 16du/ac. The project site Single -Family Residential zoning is consistent with the General Plan. The Zoning Ordinance allows the establishment of a Planned Development Overlay No. 17 (PD -17) in the single-family zone, which requires a minimum of 4 single-family units, consistent with the PD -17 site development standards and appearance review, as analyzed within this report. Properties to the east are Suburban Estate with a 2.5 -acre minimum lot size and properties to the west are Commercial Park. The property to the south is zoned Residential Single -Family — X with a PD -17 overlay. The project, as proposed, would be consistent with the Master Plan of Development for the adjacent approved project. The project would connect to the adjacent development and is designed to incorporate landscape and road design features consistent with approved plans. The residences have been designed to be consistent with the more traditional neighborhood design established with the adjacent project, to include porches and detached garages throughout the proposed project. Appearance Review Site Plan. Circulation. Parki The site plan has been proposed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. Planned Development 17 requires specific building and garage setbacks. Staff has reviewed each lot and building placement for setback consistency. Frontage improvements along EI Camino Real include an 8' wide sidewalk and bike lane, consistent with City street standards. A 0.07 -acre open space parcel containing existing oak trees and a 0.21 -acre landscaped drainage basin parcel is provided along the EI Camino Real frontage. The central access road has been designed to accommodate existing mature oak trees within traffic circles. The roadway also curves along the eastern stretch, avoiding additional oak trees and providing variation to the more traditional grid street pattern created by the vehicular connection to the adjacent development project. Each lot contains a minimum of 2 covered parking spaces with an additional 2 uncovered guest parking spaces, consistent with the PD -17 requirements. Additional guest parking is proposed along the access drive for four vehicles. Architecture. Materials. Color ITEM NUMBER: 6 DATE: 9-7-04 The applicant proposes homes with 3 architectural styles: "Neo -Classical", "Craftsman/Bungalow", "and "American Farmhouse". Two plan variations are proposed for each design type, with an additional minor plan variation for the "Farmhouse" and "Craftsman/Bungalow" themed units, resulting in a total of 8 plan variations. Each design includes divided light windows designed in traditional vertical proportions and window groupings. In addition, staff has added conditions of approval consistent with General Plan & Zoning requirements, as identified below. Neo -Classical The "Neo -Classical" design theme includes clapboard siding applied to all four elevations and detached garages where proposed. Two (2) color schemes are proposed which include traditional darker body colors with light trim. Both design variations include a front porch with wood railing and wood corner trim. Craftsman/Bungalow The "Craftsman/Bungalow" design theme includes a combination of stucco fagade treatment with board and batten siding applied to the roof gables. Eave brackets and decorative rafter tails are incorporated in the roof elements. Porches include wood railing and stone veneer at the base of the columns. Plan 2CX includes additional ITEM NUMBER: 6 DATE: 9-7-04 decorative stone veneer accents around the base of the attached garage. Two color schemes are proposed which include a body color, trim color, and two accent colors. American Farmhouse The "American Farmhouse" design theme incorporates stucco fagade treatment with clapboard siding applied to the roof gables. Each plan variation includes a front porch with unique railing and columns detail elements. Two color schemes are proposed for this design theme which include a body color, trim color, and two accent colors. As an option for this design theme, the applicant is proposing an option of a detached 3 -car garage/2-car garage and workshop. The color and materials would be consistent with the proposed design theme. As analyzed above, the project has been designed with residential units that incorporate traditional architectural design schemes and materials consistent with Atascadero Colony neighborhoods, and with the design standards set forth in the Appearance Review Manual. A total of 6 color schemes are proposed throughout the project. All trash storage, recycling storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. The applicant has included a color and material sample board for each house plan. Refer to Exhibit H for details. Landscape Design The preliminary landscape plan has been designed for compatibility with the surrounding neighborhood, consistency with the adjacent development, 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. However, the applicant shall provide a landscape buffer planting of trees and shrubs along the rear yards of lots 11, 12, and 13 (CUP Condition 9). Landscape maintenance will be the responsibility of the individual property owner. ITEM NUMBER: 6 DATE: 9-7-04 The landscape plan and palette meets the PD -17 requirements. Two landscaped traffic round -abouts have been incorporated into the plan to preserve several existing mature oak trees, and provide consistency with the adjacent development circulation design. A condition has been included to utilize a 4 to 6 inch thick layer of mulch within these traffic circle elements, and under the driplines of all existing oak trees to be preserved. 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 (CUP Condition 9). Tree Protection The project requires the removal of sixteen native oak trees. In addition, thirty (30) trees will require monitoring due to construction impacts. 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 Plan exhibits and tables below. Tree Removal The removal of sixteen (16) native oak trees will be required for the proposed project. The project has been conditioned to provide mitigation based on the requirements of the Atascadero Native Tree Ordinance, as shown in the chart below. Evergreen Native Trees (inches) Deciduous Native Trees (inches) ITotals 1 2 3 4 5 6 7 8 9 10 11 12 Total dbh 23 -inches 26 -inches 20 -inches 30 -inches 20 -inches 34 -inches 24 -inches 68 -inches 27 -inches 16 -inches 288 -inches Mitigation Requirement req'd tree replacements: Proposed Replanting tree # 2 6 7 9 10 50 51 55 56 73 48 five gal trees req'd tree replacements 0 five gal trees Proposed Replanting 0 box trees (24") 48 five qal trees Remaininq Mitiqation 372 -inches 28 five gal trees dbh tree # 1 17 -inches 4 2 11 -inches 8 3 4 -inches 11 4 6 -inches 12 5 4 -inches 13 6 42 -inches 64 7 8 9 10 11 12 Total 84 -inches 48 five gal trees req'd tree replacements 0 five gal trees Proposed Replanting 0 box trees (24") 48 five qal trees Remaininq Mitiqation 372 -inches 28 five gal trees 76 five gal trees 0 five gal trees 0 five gal trees 0 box trees (24") 0 box trees (24") 28 five qal trees 76 five gal trees Tree Fund Payment: $ 2,400.00 Tree Fund Payment: $ 1,400.00 1 $ 3,800.00 ITEM NUMBER: 6 DATE: 9-7-04 Site Drainage 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 located along the EI Camino Real frontage. The basin shall be landscaped by the applicant and maintained by the homeowners' association (CUP Condition 9). Wastewater Sewer service will be extended from EI Camino Real to the project site. 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. The Planning Commission must find that the project meets all of the Tier 1 benefits as underlined below. PD Location Tier 1 Benefits Inside of Urban Core a) Affordable / Workforce Housing P8-7 PD -17 b) High Quality Architectural �,��o,,,-� -oma Gustern RD's Design c) High Quality Landscape 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 achieve affordable housing goals. The applicant is proposing to meet the State density bonus requirements, and is thus exempt from City Council Policy. The State density bonus program allows a 25% density bonus for project that provide either 10% of the base units as deed restricted very -low income units or ITEM NUMBER: 6 DATE: 9-7-04 20% of the base density units as deed restricted low income units. The General Plan increases this bonus to 35% if these provisions are met. A condition of approval has been added to this effect (CUP Condition 11 and TPM 9). The project will be required to provide either 2.1 very -low income units or 4.2 low-income units in exchange for 3 bonus units on the project site. Tentative Tract Map A twenty-six (26) 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, including the project drainage detention basin and open space parcel (TTM Condition 5). General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods". Land Use Policy 6.1: "Ensure that development does not degrade scenic and sensitive areas, including historic sites, creeks, riparian corridors, wetlands, woodlands, hillsides, and other valuable habitats." Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees." In addition, the General Plan SFR -X land use designation permits a maximum density of 4.0 dwelling units per acre with the approval of the Planned Development Overlay Zone. Implementing General Plan programs requires appearance review of architectural design, materials, street trees, and landscaping to maintain and retain the rural atmosphere and protect the environment, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned, is consistent with the General Plan. In staff's opinion, the project is consistent with the goals and policies of the Land Use Element and the Housing Element, with the inclusion of affordable units. The project will provide 24 single-family dwellings that fulfill an important housing need ITEM NUMBER: 6 DATE: 9-7-04 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. Findings: Conditional Use Permit (Master Plan of Development) As previously mentioned, a Master Plan of Development is required for the PD -17, 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 single-family residential designation of the Plan and General Plan Land Use Element Policy 1. 1, 6. 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 -17 Ordinance. Staff Comment: As conditioned, the project satisfies all PD -17 Zoning Code provisions, incorporating high-quality neo -traditional architectural and neighborhood design. 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 is designed to connect to the adjacent PD -17 development. ITEM NUMBER: 6 DATE: 9-7-04 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. A single-family residential subdivision use in the proposed location is consistent and compatible with the surrounding residential neighborhood. The General Plan identifies this site as Single -Family Residential with a maximum density of 4.0 dwelling units per acre (du/ac) with a minimum lot area of 0.5 acres net. Smaller lot sizes up to 4.0 du/acre may be allowed through a Planned Development Overlay. The proposed 24 single-family homes on 5.19 acres are comprised of 21 units at the general plan land use density and 3 additional units permitted under the State Density Bonus program as an incentive to construct affordable homes. 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. Proposed Environmental Determination Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public agencies and interested members of the public on June 17, 2004. The environmental analysis identified concerns regarding potential impacts to aesthetics, air quality, biology, geology and soils, water quality, noise, and traffic. Mitigation measures 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. Staff is recommending the Commission recommend that the City Council certify Proposed Mitigated Negative Declaration 2004-0022. CONCLUSION: The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval recommendation to the City Council. ITEM NUMBER: 6 DATE: 9-7-04 ALTERNATIVES: 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may recommend the City Council deny the project. The parcel would retain its designation of Residential Single Family — X. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Proposed Mitigated Negative Declaration and Initial Study Attachment 3 Draft Resolution of Approval Proposed Mitigated Negative Declaration Attachment 4: Draft Resolution of Approval Proposed Zoning Map Change Attachment 5: Draft Resolution of Approval Proposed Master Plan of Development Attachment 6: Draft Resolution of Approval Proposed Vesting Tentative Tract Map ITEM NUMBER: 6 DATE: 9-7-04 Attachment 1: Location Map, General Plan and Zoning U.S. Highway 101 Project RMF -16 Site 1 RS RSF-X EI Camino Rea Carrizo Road RS` RSF-X Existing Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X / PD -17 ITEM NUMBER: DATE: 9-7-04 Attachment 2: Draft Mitigated Negative Declaration and Initial Study See following ITEM NUMBER: 6 DATE: 9-7-04 ATTACHMENT 3: Draft Resolution PC 2004-0109 PD -17 Master Plan of Development (CUP 2004-0130)/ZCH2O04-0082\/TTM 2004-0054 Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2004-0109 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0022 PREPARED FOR ZONE CHANGE 2004-0082, CONDITIONAL USE PERMIT 2004-0130 AND TENTATIVE TRACT MAP 2004-0054, APN 049-042-015 (1225 El Camino Real / 24 El Camino Partners, LP) WHEREAS, an application has been received from 24 El Camino Partners, LP (805 Aerovista Place, #202, San Luis Obispo, CA 93401), Applicant, and Kenneth Robinson (PO Box 331, Atascadero, CA 93423), Property Owner, to consider a project consisting of a zone change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single - Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a twenty-five lot residential Tentative Tract Map on APN 049-042-015; and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004- 0022 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on September 7, 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 2004-0022 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, ITEM NUMBER: 6 DATE: 9-7-04 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 Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 9-7-04 Exhibit A Proposed Mitigated Negative Declaration 2004-0022 See Following ITEM NUMBER: 6 DATE: 9-7-04 ATTACHMENT 4: Draft Resolution PC 2004-0110 PD -17 Master Plan of Development (CUP 2003-0130)/ZCH 2004-0082 Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2004-0110 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2004-0082, AMENDING THE OFFICIAL ZONING MAP DISTRICT OF APN 049-042-015 FROM RSF-X (RESIDENTIAL SINGLE FAMILY -X) TO RSF-X / PD -17 (RESIDENTIAL SINGLE FAMILY -X WITH PLANNED DEVELOPMENT OVERLAY #17) (1225 El Camino Real / 24 El Camino Partners, LP) WHEREAS, an application has been received from 24 El Camino Partners, LP (805 Aerovista Place, #202, San Luis Obispo, CA 93401), Applicant, and Kenneth Robinson (PO Box 331, Atascadero, CA 93423), Property Owner, to consider a project consisting of a zone change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single - Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a twenty-five lot residential Tentative Tract Map on APN 049-042-015; and, WHEREAS, the site's General Plan Designation is SFR -X (Single -Family Residential -X); and, WHEREAS, the site's current zoning district is RSF-X (Residential Single -Family); 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, ITEM NUMBER: 6 DATE: 9-7-04 WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 7, 2004, studied and considered Zone Change 2004-0082, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of a Zone Change to the Official Zoning May of Atascadero Designating a PD -17 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 September 7, 2004, resolved to recommend that the City Council introduce for first reading, by title only, an ordinance that would rezone the subject site consistent with the following: 1. Exhibit A: Zone Change Map ITEM NUMBER: 6 DATE: 9-7-04 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. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 6 DATE: 9-7-04 °xhibit A: Official Zoning Map Change 2004-0082 (Planned Development Overlay #17) U.S. Highway] -101 RSF-X EI Camino Rea RS f � RSF-X Existing Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X / PD -17 Carrizo Road ITEM NUMBER: 6 DATE: 9-7-04 ATTACHMENT 5: Draft Resolution PC 2004-0111 PD -7 Master Plan of Development (CUP 2004-0130)/ZCH 2004-0082 Proposed Master Plan of Development DRAFT RESOLUTION PC 2004-0111 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A MASTER PLAN OF DEVELOPMENT (CONDITIONAL USE PERMIT 2004-0130) FOR A PD -17 OVERLAY ZONE OF APN 049-042-015 (1225 El Camino Real / 24 El Camino Partners, LP) WHEREAS, an application has been received from 24 El Camino Partners, LP (805 Aerovista Place, #202, San Luis Obispo, CA 93401), Applicant, and Kenneth Robinson (PO Box 331, Atascadero, CA 93423), Property Owner, to consider a project consisting of a zone change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single - Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a twenty-five lot residential Tentative Tract Map on APN 049-042-015; and, WHEREAS, the site's General Plan Designation is SFR -X (Single -Family Residential -X); and, WHEREAS, the site's current zoning district is RSF-X (Residential Single -Family); and WHEREAS, General Plan SFR -X land use designation allows for the creation of single-family planned development projects with a maximum density of four units per acre on lots less than 0.5 acres net, 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 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, ITEM NUMBER: 6 DATE: 9-7-04 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, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 7, 2004, studied and considered the Master Plan of Development (CUP 2004-0130), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: 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 -17 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, 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; ITEM NUMBER: 6 DATE: 9-7-04 ■ 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 September 7, 2004, resolved to recommend that the City Council approve Conditional Use Permit 2004-0130 subject to the following: 1. EXHIBIT A: 2. EXHIBIT B: 3. EXHICIT C: 4. EXHIBIT D: 5. EXHIBIT E: 6. EXHIBIT F: 7. EXHIBIT G: 8. EXHIBIT H: 9. EXHIBIT I: Conditions of Approval / Mitigation Monitoring Program Master Plan of Development Statistical Project Summary Landscape Plan Tree Protection plan Grading and Drainage Plan Elevations and floor plans Material Sample Board Arborist Report ITEM NUMBER: 6 DATE: 9-7-04 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. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 9-7-04 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PD -17 Master Plan of Development (CUP 2004-0130)/ZCH 2004-0082 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become final BP PS 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 2004-0054 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. Subsequent changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission, independent of Council action. 4. The Community Development Department shall have the authority to BP / FM PS approve the following minor changes to the project the (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. 5. All subsequent Maps and construction permits shall be consistent BP/FM PS with the Master Plan of Development contained herein. 6. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS G and H. 7. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown in EXHIBIT C. 8. All site work, grading, and site improvements shall be consistent with BP/FM PS the Master Plan of Development as shown in EXHIBIT B. 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 EXHIBITS B, D, and E. All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy The developer shall landscape all front and street -facing side yards. All landscape maintenance shall be the responsibility of the individual property owner. All proposed tree locations, species, and sizes shall be as identified in EXHIBITS D. Trees shall be double staked. ■ Drainage detention basin and Open Space parcel shall be landscaped by the developer and maintained by the homeowner's association. ■ Additional landscape buffering in the form of 15 -gallon trees and shrubs shall be planted along the eastern property lines of lots 11, 12, and 13, as feasible with plant selection, quantity, and placement subject to staff approval. ■ 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. 10. All project fencing shall be installed consistent with EXHIBIT D BP PS subject to the following modifications. The design of all fencing shall be compatible with the overall project design, subject to staff approval 11. Affordable Housing Requirement: The applicant shall designate FM, BP PS, CE either 2 units as very -low income or 4 units as low-income, deed - restricted for a 30 -year period as follows in accordance with the State Density Bonus Program provisions. Such units shall be 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 -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 ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy 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 (stone, siding, stucco facades, accent BP PS materials, lighting, garage doors) shall be durable, high quality, and consistent with the architectural appearance of each home. 14. Deed notice shall be recorded with each lot notifying each property BP, FM PS, CE owner that the on-site roadway shall be extended to serve future subdivisions to the north and south 15. Tree mitigation shall include payment by the applicant of up to BP, FM PS, CE $3,800.00 into the City tree replacement fund. Building Services 16. 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. Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 17. Final street name selection shall be subject to staff approval. BP PS, BS 18. 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. 19. Note approved address signage is to be provided. BP BS 20. Note on plans that fire lanes shall be delineated to restrict parking BP BS as required by the Fire Authority. 21. One fire hydrant shall be located along the frontage of Lot 10, subject to the approval of the Fire Department. Engineering Conditions: PROJECT SPECIFIC CONDITIONS ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy Drainage: 22. Obtain approval by the City Engineer of the grading & drainage plan SIP CE and the storm drain design & facilities. 23. Submit calculations to support the design of any structures or pipes. SIP CE Closed conduits shall be designed to convey the 10 -year flow with gravity flow, the 25 -year flow with head, and provide safe conveyance for the 100 year overflow. 24. Provide for the detention of the 50 year developed storm runoff, SIP CE while metering out the 2 year undeveloped storm runoff. 25. Provide drainage analysis of project storm water flows and existing SIP storm water flow from the project boundary to Graves Creek. This project must mitigate any downstream impacts of the project storm water flows down stream. 26. Show the method of dispersal at all pipe outlets. Include SIP CE specifications for size & type. 27. Acquire drainage easements where needed. Drainage shall cross lot SIP CE lines only where a drainage easement has been provided. 28. Concentrated drainage from off-site areas shall be conveyed across SIP CE the project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement or Caltrans approval can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. Public Improvements and Maintenance: ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy FM CE 29. The applicant must provide for the repair and maintenance of on-site shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. The two methods that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. The City Engineer and City Attorney shall approve the final form prior to recordation. 30. All public improvements shall be constructed in conformance with SIP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 31. Full frontage improvements are required with this development. SIP CE These include curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed crossfall on EI Camino Real. 32. Prior to issuance of building permits, the applicant shall submit a GP CE grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS 33. The Public Works Department shall approve all wastewater facilities SIP WW prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. 34. Applicant shall pay sewer extension (annexation ) fees upon FM WW issuance of building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 35. Gravity mains and other sewer facilities within the subdivision shall SIP WW be privately owned and maintained. 36. Gravity mains within the subdivision shall be eight (8) inches in SIP WW diameter. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy 37. Newly created lots are subject to the payment of sewer extension FM WW fees prior to final map recording. STANDARD CONDITIONS 38. All public improvements shall be constructed in conformance with SIP the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 39. In the event that the applicant is allowed to bond for the public FM improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 40. An engineer's estimate of probable cost shall be submitted for review FM and approval by the City Engineer to determine the amount of the bond. 41. The Subdivision Improvement Agreement shall record concurrently FM with the Final Map. 42. The applicant shall be responsible for the relocation and/or alteration SIP of existing utilities. 43. The applicant shall install all new utilities (water, gas, electric, cable SIP TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 44. The applicant shall monument all property corners for construction FM control and shall promptly replace them if disturbed. 45. The applicant shall acquire title interest in any off-site land that may FM be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 46. Slope easements shall be provided as needed to accommodate cut FM of fill slopes. 47. Drainage easements shall be provided as needed to accommodate FM both public and private drainage facilities. 48. The final map shall be signed by the City Engineer prior to the map FM being placed on the agenda for City Council acceptance. 49. Prior to recording the tract map, the applicant shall submit a map FM drawn in substantial conformance with the approved tentative map ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 50. Prior to recording the tract map, the applicant shall set monuments FM at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 51. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. 52. Prior to recording the map, the applicant shall complete all FM improvements required by these conditions of approval. 53. Prior to recording the tract map, the applicant shall have the map FM reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the map. 54. Upon recording the final map, the applicant shall provide the City FM with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 55. Prior to the final inspection of any public improvements, the applicant FM shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 56. Prior to the final inspection, the applicant shall submit a written SIP certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 57. An encroachment permit shall be obtained prior to any work within SIP City rights of way. 58. Prior to the issuance of building permits the applicant shall submit a SIP grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy 59. Before the issuance of building permits, the applicant shall submit BP BS plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 60. Before the start of construction on the water system BP BS 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. 61. Before issuance of building permits, the applicant shall obtain a BP BS "Will Serve" letter from AMWC for the newly created lots within the subdivision. 62. The water mains required to serve the project shall be laid out in a BP BS grid or looped pattern and shall connect to the existing water mains system in EI Camino Real (14" main). and to Tract 2577 (8" main), if possible. 63. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 64. The applicant shall submit a hydraulic analysis with the first plan 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. 65. The applicant shall obtain a separate landscape -irrigation meter(s) from AMWC for the common areas within the project. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy 66. Before construction of the water system improvements, AMWC 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 of drip irrigation wherever 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 apply: BP BS, PS, CE 1.C.1 ■ Proposed fencing location and height shall comply with Atascadero Municipal Code. ■ The project landscaping shall include residential front yards, street trees, street facing side yards, and EI Camino Real frontage. ■ 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 be BP BS, PS, CE 1.d.1 designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 14 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the 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-intensity ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Mitigation Monitoring Program 1225 EI Camino Real PD -17 Master Plan of Development CUP 2004-0130/ZCH 2004-0082 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 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 with BP, GP BS, PS, CE 3.b.1 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 until vegetation is ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy 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 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 Measure 4.e.2: All tree removals shall be mitigated as BP PS, BS, CE 4.e.2 prescribed by the Atascadero Native Tree Ordinance. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Mitigation Monitoring Program 1225 EI Camino Real PD -17 Master Plan of Development CUP 2004-0130/ZCH 2004-0082 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 4.e.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 water jetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist 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. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Mitigation Monitoring Program 1225 EI Camino Real PD -17 Master Plan of Development CUP 2004-0130/ZCH 2004-0082 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 ■ Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. Grading shall be done by hand underneath the drip -lines to avoid tearing any roots. ■ 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. (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 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. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 1225 EI Camino Real GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0130/ZCH 2004-0082 TO: Temporary Occupancy WW: Wastewater CA: City Attorney F0: Final Occupancy Mitigation Measure 6.c.1: A soils report shall be required to be submitted BP, GP PS, BS, CE 6.c.1 with a future building permit by the building department. Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan GP PS, BS, CE 8.e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that GP PS, BS, CE 8.e.f.2 all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 11.d.1: All construction activities shall comply with the BP, GP PS, BS, CE 11.d.1 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: DATE: 9-7-04 EXHIBIT B: Master Plan of Development �- ii ITEM NUMBER: DATE: 9-7-04 EXHIBIT C: Statistical Summary of Project Proposed Project Summary SITE STATISTICS LOT # FLOORPLANF7.867.16 T S.F. BLDG S.F. % COVERAGE POTENTIAL AREA FOR N MIN. REQ. FOR LANDSCAPE' LOT WIDTH ® 25, SB z 1 2CX 50.21 2067 22.11 41939.09 3,740.08 71.46 2 1NR 94.36 1811 25.18 3,751.48 2,877.74 60.69 3 1C 1811 23.03 3 982.93 3 146.86 67.57 4 2FX 80.82 2.297 20.55 5,315.27 4.472.33 102.04 5 2NR 9,813.27 1 2079 21.19 5,018.03 3,925.31 91.80 6 1C 7.973.44 1811 22.72 4,316.08 3,189.38 68.97 7 2FXR 14 360.91 2297 16.00 7,784.71 5,744.36 117.71 8 2CR 8,435.12 2066 24.50 4.367.72 3,374.05 65.57 9 1NR 9,224.63 1811 19.64 5,077.34 3,689.85 82.55 10 2FR 14 632.37 2073 14.17 7,016.30 5.852.95 CORNER 11 2CR 7,627.93 2066 27.09 3,810.97 3.051.17 1 66.79 12 1NR 2066 28.16 3.880.37 2,935.12 61.95 13 1 FR 1811 21.49 4,541.94 3,372.23 66.55 14 2NR 2079 28.27 4,095.80 2,942.51 63.11 15 1 FR 1811 17.95 5.649.28 4,036.44 84.62 16 2CR 2066 21.34 5,832.69 3,873.68 81.32 17 2N 2079 23.08 5,174.41 3,605.04 90.91 18 1F 1811 28.30 2,975.66 2,560.59 66.91 19 2NR 78409.98 2079 26.50 4 151.66 3 139.99 76.84 20 1 F 1811 25.67 3 630.43 2,823.55 65.10 21 2FR 10 363.33 2073 20.01 5.700.28 4,145.33 106.18 22 1N 9639.56 1811 18.80 5,514.88 3,855.82 100.66 23 2CR 6480.70 2066 31.89 2,773.32 2,592.28 60.02 24 1F 6401.32 1811 28.30 2.973.96 2,560.53 60.70 BASIN NA 9023.49 NA NA 7.587.25 NA NA O.S. NA 3134.24 NA NA 2174.33 NA NA TOTAL NA 225 918.79 47578 21.06 122 036.18 NA NA ITEM NUMBER: DATE: 9-7-04 EXHIBIT D: Landscape Plan toll t'7 1. � 1 N B s. -A e2 s� 8!!!!!! a! o! s!! r A 1 1 1 ! r f R s I r r Id r1114,11 r1l7 C3 L %I C14 'IT 5 r t N p In a N _. Co I c N Co -7� ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT E: Tree Protection Plan LD Lu 0 > � 0 ui C, > ui (D < z 0 LLJ < Lu It oe ------------ —gle 4-0 9911099 ril......... W) A--_ i�ji.. ,� \. .t,� 949 99444939"9909 09 99069EELE6414 1{Ili 171 Fn. yA------- %s Figs - - - - - - -66166 6586 6 FF F.FFdEy ,.I. �_/��� 'a �. � '�• �i _�Y� �p� PG'.�6 kddd.bki$6dl�gRd�d l�iddd��td�b���l$Adddddd � { � I j --- -------------------- -nRtnmm=R ... vr7-ml. MIN I A A R 49 MR999991299;M -29S 4913A PA AAF RxAIAARA;9 gF EXHIBIT F: Grading and Drainage Plan ITEM NUMBER: 6 DATE: 9-7-04 Zz •1� e e ga�m� ypt�� ZO atj W Q 0 u I° Ow(NO `OPV g GC V f- 8 e I O z FW- 63* � �� ii{aa �•� `I I a ie I I y Kif •1� K u I � �� ii{aa �•� `I I a ie I I y Kif I'r''� F BI ' j°IF�g��!gg�I4Ee�pI�jj N l P • 1 W W 9 r� 1 � ti"�-- ! 1 � W Cp■ do - fl •i,, P o !`�j.41��1 l � �� 1 TVdy ONIWV'O 13 gal 181Ot F�eo s oo EXHIBIT G: Elevations and Floor Plans (Plan 1, Neo -Classical) than Or. N' N,o-Cl..,.l ATASCADERO ATASCADUto, CALFOR14A MST PAC hVMhOm ITEM NUMBER: 6 DATE: 9-7-04 JUN - 4 I --'Px+'NM Ma0py ROOF PLAN RECEIVED JUN - 4 2004 20 Lnff VE10mm f f Plan One N' Nco-(32ssical 1mSq.FL ATASCADERO ATASCAD13to, CALFORNA WEST PAC "Vistvws ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT G: Elevations and Floor Plans (Plan 2, Neo -Classical) E!J, 1.1• IJn..vn R— ramdm RTU U VL17S ASG 4r.A �A\ tiL �a •^- Ri'M Nk•aeon F— VA— ;_4'ki'� T; Plan Tv N' N— Chw ATASCADERO Oh•'•� KM+�tb ATASCADERO, CALFORNA i'N c:u,w Iku'M1<:wac w...w ......,...•�.. MST PAC NVESTAIEMS • � - • • • • • _ :: RECEIVED JUN - 4 1004 . - .� —_ �;;OECILUN(TY DEYEIAPhwfR D � , I — , ROOP PIAN j1'� .... t/Y•I'd - J Plan Two'N' Nm -Classical i«u Sq. R ATASCADERO ATASCADFRO, CALFORNA _� WEST PAC rMTM[NTS EXHIBIT G: Elevations and Floor Plans (Plan 1, Craftsman Bungalow) 1717.LJ I.h tlr..mm (� I Pian t Mc 'C' t _uhur3n Nurq�a4 u ATASCADERO ATASCAD6to, CAIFORNA WEST PAC MUTMOM ITEM NUMBER: 6 DATE: 9-7-04 mu minis m.rrw�s r.ioiovtut �wvrm .WYLL' � J Ste^ I�r.+u 17rnuv IN T"--7 - n -- RMF PL&N RECEIVE JUN -42M4 y 01MOPbs�Trr Plan One'C' Cmfuman Bungalow 1330 St} Ft. ATASCADERO ATASCADERO, CALFORNA WEST PAC NVEST iMS ..<r• .wc EXHIBIT G: Elevations and Floor Plans (Plan 2, Craftsman Bungalow) 1AA Fkn 140d Pk— ITEM NUMBER: 6 DATE: 9-7-04 P.. W.- " :. - r— Ek".. Plan T.WC C:.f— Bung&— ATASCADERO ATASCADFRO, CAIFORNA WEST PAC KMTAfMS � r1 ' ROOF PLAN h >� vera ad 1— RECEI`JEU > JUN - 4 2004 -- COMMuIEITY DEVEEOPWal >� B Plan Two'C' Craftsman Bungalow 1602 S¢ FL ATASCADERO ,i ATASCADHlO, CALFORNA WEST PAC WESThOM n. 140d Pk— ITEM NUMBER: 6 DATE: 9-7-04 P.. W.- " :. - r— Ek".. Plan T.WC C:.f— Bung&— ATASCADERO ATASCADFRO, CAIFORNA WEST PAC KMTAfMS � r1 ' ROOF PLAN h >� vera ad 1— RECEI`JEU > JUN - 4 2004 -- COMMuIEITY DEVEEOPWal >� B Plan Two'C' Craftsman Bungalow 1602 S¢ FL ATASCADERO ,i ATASCADHlO, CALFORNA WEST PAC WESThOM EXHIBIT G: Elevations and Floor Plans (Plan 2X, Craftsman Bungalow) {soil R,.r I :c..•.a•n f�2 Ityjrr Ihraam vi>n •rwr> •cr t�nirvnan lm�Rd..o I:nharuari fnrnn i . n ATASCADERO ATASCAOERO. CAEFORNA ,..•• ��u��,•. WEST PAC tMSTMWIS ITEM NUMBER: 6 DATE: 9-7-04 R.d PLM — —.r.r EXHIBIT G: Elevations and Floor Plans (Plan 1, American Farmhouse) 1z 1*"d m ITEM NUMBER: 6 DATE: 9-7-04 JUN - 4 ZWI r t mu umTrs n 7" RyTh� 1.-Icv.vm PlanE -Y• Ankrican Fhmu ATASCADERO ATASCADERO, CAIFORNA WEST PAC WMTMM ............ ..... .–..-• ROOF PUN • Sti. tT•1'O' _,. �tECEiOIED • JUN - 4 2004 ... _ ._ ! GOMHUNiTY OEY10Pk:! Plan One'F Amcrican Farmhousc 1330 Sq. N. ATASCADERO ATASCADERO, CAIFORNA w� WEST PAC NVESTMMS EXHIBIT G: Elevations and Floor Plans (Plan 2, American Farmhouse) lir Nermen Ran T— ri i JA t - ATASCADERO ATASCADSZO, CALFOR14A WEST PAC NVWhOGS ITEM NUMBER: 6 DATE: 9-7-04 RECEIVEU JUN - 4 2004 1 WAMWITY OnInGfuO W !'9 ROOF PLAN In.I I Plan Two'F American Farmhouse 1602 So, F, ATASCADERO ATASCAMO, CAUFORM VVST PAC WVMbVOS p— lk-- F" 1M. -AW -If =f1d RECEIVEU JUN - 4 2004 1 WAMWITY OnInGfuO W !'9 ROOF PLAN In.I I Plan Two'F American Farmhouse 1602 So, F, ATASCADERO ATASCAMO, CAUFORM VVST PAC WVMbVOS ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT G: Elevations and Floor Plans (Plan 2X, American Farmhouse) JUN - 4 20o: ROOF PLAN AJe 1/a'•1'•tl' 1 1 1.6 [7csanon Plan Two 'fX' Asncrinn Farmhouse Tru.w"f Wmp Posh Gmdiurm ATASCADERO ATASCAMO, CALFORNA WEST PAC NVESTAQMTS ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT G: Elevations and Floor Plans (Plan 2, American Farmhouse: Detached Garage) RECEIVED JUN - 4 2004 coras�xm o�vRavxoarr �. _ t- I� RMF .rPa� {_ ``..'' i4ft j �k 1 iii, Ik+aun R— Kk— • ---"----� i �w � .t.�....-rte Ye .- L R�M I:nuyv, FxtY FYnan {�ffl ro'O Amrnun Fumirwac ATASCADERO ATASCADERO, CALFORW ..........,„.„ MST PAC wvw t s ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT H: Materials board (See file for colors) FASCIA rRIM GABLE SIDING GARAGE DOOR AMERICAN FARMHOUSE' ELEVATIONS ONLY ENTRY DOOR A TASCADERO 26 ATASCADERO, CALIFORNIA 2004123.00 1 5/11/04 WESTPAC INVESTMENTS 'y• �.- r •+- + �i1.`.� of �ta..��Y�+er `� � 4� � a�� �q���. 7 i _, '� y'�..�.�.. '7� � I 1 ��x�+� I ? �iN �•Q'M. �C.� �y�lx��4Y'�t5�a• � ��, '1Y � ! t, . 7� jd.a77 a .slN ;• � �,:�l�Ct..w y.0 y,M .�:+ttr E. . r, ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT H: Materials board (See file for colors) BOARD 3 BATTEN GARAGE DOOR ENT 'CRAFTSMAN/BUNGALOW' ELEVATIONS ONLY FASCIA A A SCA DERO 26 ATASCADERO, CALIFORNIA 2004123.00 3 5/11 iO4 WESTPAC INVESTMENTS TRIM I A. -r. F ••`W.. ^ Y t i • +� ,.t a I� • !: " � , '� 'Y �h I.`J.,^,"}p"�'� t� �! ,��,���1/Ly •p.y '-- � ���' . mss¢. *� �',// �^'," y. p , _, `, .?f .} r `vR :4 y + • ' �. yam^ i . ,�" , a � 4y, . ,.w � r r ,� � p `� -. ftp J, p rp JW � :�i �. �..� r j.f ~� t � i Nv � � �^' �.P,� J �'• �UTA �Z*A 77 .r y iF ♦.• + 4- � rbc `i"� �-"`c ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT H: Materials board (See file for colors) ' FASCIA CuHNLR BOARDS LAP ENTRY SIDING DOOR GARAGE DOOR TRIM 'NEO-CLASSICAL' ELEVATIONS ONLY A TASCA DERD 26 ATASCADERO. CALIFORNIA 2004123.00 5 5/11/04 WESTPAC INVESTMENTS ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT H: Materials board (See file for colors) CORNER BOARDS LAP SIDING ENTRY DOOR GARAGE DOOR TRIM 'NEO-CLASSICAL' ELEVATIONS ONLY A TAS11 LfJAII 26 ATASCADERO. CALIFORNIA 2004123.00 6 5/11/04 WESTPAC INVESTMENTS ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT I: Arborist Report JUN - 4 ZO04 COMMUNITY DEVELO'M -.11T 9;' Arborlsts and C4 1615 Lupine Lane, Templeton, California 93465 5/10/04 JM Wilson El Camino Development Atascadero, California This tree protection plan was prepared per your request through North Coast Engineering adhering to the Atascadero Native Tree Ordinance. This property consists of fairly well drained alluvial soils with black walnuts (Judlans nigra), white oaks (Quercus lobala), and coast live oaks (Quercus agrifolia). A large percentage of the live oaks are over - mature trees. There are large past failures on this property along with both neighboring properties. Many trees have large cavities. Most all the large oaks to be saved will require hazard pruning to reduce hazards. All potential hazards cannot be eliminated without eliminating all the trees. It is mandatory that we (arborists, owners, architects, city officials) have a walkthrough to point out the visual structural deficiencies in the trees and potential impacts so you can make informed decisions whether or not you wish to seek additional removals or hazard evaluations for safety reasons. Trees we suggest for hazard evaluations are as follows: • tree #63 has a home to the south • tree #30 has a home to the east and west • tree #33 has a home to the south and east • tree #44 has a home and garage to the east and west These trees in particular may present an unacceptable degree of risk due to cavities, pest and other structural deficiencies. It is the responsibility of the owner to provide a copy of this tree protection plan to any and all contractors and subs that work within the drip line of any native tree. This project will require extensive hand digging and hand grading along with monitoring and all contractors shall understand this. We also strongly suggest each homeowner (with an over -mature oak) have an arborist inspection annually. We addressed the plans as they were designed and the only trees on the removal form are the mandatory ones (roads, house pads, etc.) ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT I: Arborist Report 0 Af 2 The jog in the sidewalk appears to be designed around tree #7 in order to save it. This tree had a recent failure and is not worth saving. Straightening the sidewalk may save trees #2, #8 and #9 instead. Tree #5 has too much encroachment to survive construction. Plan changes or removal should be considered. Tree #6 is not severely impacted, however, it is only a shell of its former structure and should be removed. If it can be engineered safely, the basin should be altered to lesson the impact on trees #14419. Tree #56 is not severely impacted, however it consists only of stump sprouts that would interfere with the fencing and it is not worth saving. All other removals are in roads or planned house pads. Tree #67 is a small 3 -inch dbh black walnut that was missed in the initial survey. It is in an open area and could be saved. Trees #29433, #43, #44, #46, 947, #49, #52455, #57, #58, #61463 and #65 are the large over -mature oaks that are planned to be saved. Each tree has one or more cavities that jeopardize its structural integrity. Limbs that directly target homes or high use areas should either be removed or have serious weight reduction. The garage on lot 19 should be moved south away from tree #25 if possible. 'free Rating System A rating system of 1-10 was used for visually establishing the overall condition of each tree on the spreadsheet. The rating system is defined as follows: Rating Condition 0 Deceased I Evidence of massive past failures, extreme disease and is in severe decline. 2 May be saved with attention to class 4 pruning, insect/pest eradication and future monitoring. 3 Some past failures, some pests or structural defects that may be mitigated by class IV pruning. 4 May have had minor past failures, excessive deadwood or minor structural defects that can be mitigated with pruning. 5 Relatively healthy tree with little visual structural and or pest defects. 6 Healthy tree that probably can be left in its natural state. 7-9 Have had proper arboricultural pruning and attention or have no apparent structural defects. 10 Specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). The following mitigation measures/methods must be fully understood and followed by anyone working within the drip line of any native tree. Any necessary clarification will be provided by us (the arborists) upon request. ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT I: Arborist Report 1. Fencing: The proposed fencing shall be shown in orange ink on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the edge of the drip line or line of encroachment for each tree or group of trees. The fence shall be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification, will inspect the fence placement once it is erected. After this time, fencing shall not be moved without arborist inspection/approval. If the orange plastic fencing is used, a minimum of four zip ties shall be used on each stake to secure the fence. Fencing for this project is very intricate and shall be placed as shown. All efforts shall be made to maximize the distance from each saved tree. 2. Soil Aeration Methods: Soils within the drip line that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. 3. Chip Mulch: All areas within the drip line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. 4. Trenching Within Drip Line (Foundations): All trenching within the drip line 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 sharp pruning tools and not left ragged. Mandatory meeting between the arborists and grading contractor(s) must take place prior to work start. 5. Grading Within The Drip Line: Grading should not encroach within the drip line unless authorized. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4-6" in depth may also be required in these areas. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. 6. Exposed Roots: Any exposed roots shall be re-covered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re -buried. 7. Paving Within The Drip Line: Pervious surfacing is preferred within the drip line of any native tree. The areas where pavers are required are outlined on the grading plans. Pavers must be interlocking with a minimum of 10% void space backfilled with pea gravel. Fabric shall be permeable. 8. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. Also there is to be no ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT I: Arborist Report If 0 4 parking of equipment or personal vehicles in these areas. All areas behind fencing are off limits unless pre -approved by the arborist. 9. Existing Surfaces: The existing ground surface within the drip line of all oak trees shall not be cut, filled, compacted or pared, unless shown on the grading plans and approved by the arborist. 10. Construction Materials And Waste: No liquid or solid construction waste shall be dumped on the ground within the drip line of any native tree. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet and items bulleted below) and pre -construction fence placement inspection. The monitoring does not necessarily have to be continuous but observational at times during the above activities. It is the responsibility of the owner(s) or their designee to inform us prior to these events so we can make arrangements to be present. 12. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner(s), Planning Staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for all grading and/or trenching activity that encroached into the drip line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. 13. Pruning: Class 4 pruning includes -Crown reduction pruning shall consist of reduction of tops, sides or individual limbs. A trained arborist shall perform all pruning. No pruning shall take more than 25% of the live crown of any native tree. Any trees that may need pruning for road/home clearance shall be pruned prior to any grading activities to avoid any branch tearing. 14. Landscape: All landscape under the drip -line shall be drought tolerant or native varieties. Lawns shall be avoided. All irrigation trenching shall be routed around drip lines, otherwise above ground drip -irrigation shall be used. It is the owner's responsibility to notify the landscape contractor regarding this mitigation. 15. Utility Placement: All utilities shall be placed down the roads and driveways and when possible outside of the drip lines. The arborist shall supervise trenching within the drip line. All trenches in these areas shall be exposed by air spade with utilities routed under/over the roots. Mandatory meeting between the arborists and water/sewer/electrical installation contractor(s) must take place prior to work start. All trees potentially impacted by this project are numbered and identified on both the grading plan and the spreadsheet. Trees are numbered on the grading plans and in the field with an aluminum tag. Tree protection fencing is shown on the grading plan. Trees ITEM NUMBER: 6 DATE: 9-7-04 EXHIBIT I: Arborist Report to be removed for road/home installations have an "X" on the grading plan. In the field, trees to be removed have red flagging tape and trees to be saved have yellow tape. Some trees were not identified on the spreadsheet because other identified trees adjacent to the construction areas inherently protect them. Certain trees do not have a tag or tape in the field due to either small stems or located on neighboring properties or property lines. These trees include #14418, #34439, #42, #45, #60, #66470. All are identified on the grading plans. All are saved trees. All proposed removals have tags and red tape in the field. The three inch diameter oak next to tree #73 is a live oak and is not subject to a removal permit per the Atascadero Native Tree Ordinance. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5% condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing, root pruning, monitoring), construction impact (trenching, grading), recommended pruning and individual tree notes. Monitoring Schedule: • Pre -construction fence placement • All drip line encroachments (grading, trenching) >10% that are outlined on the spreadsheet. • Utility trenching within any drip line (airspade is mandatory) • Paver selection and installation. We would prefer to see the selection and detail plans prior to construction. If all the above mitigation measures are followed, we feel there will be no long-term significant impacts to the remaining trees. As stated above, there are several trees that will need to be addressed due to greater than significant planned impacts. There are also trees that may be able to be saved. The following removal statistics are, as the plans exist now. The minimum number of removals necessary for this project is 16. The total diameter inches are 372. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 ITEM NUMBER: G DATE 970 EXHIBIT 1:Arborist Report ---------------------- \ _] \� �¢$ / � � � \ 2 \ \ \ ( @ E � 3 E E \ \ \ / / / / o\\ > » Lu �§)\ \ \ § \\ � Z \� /3 R � ! � � $ \ ® \ / s a = c s = _ /\j) ® \ §E ® - _ OW 2 f §) I \ § ®- a a± a z e« e± a 2 Tror, ooeo e e o 0 o e - - o (_ C) w ` - \ k J 7 9 a 7 J J J J J 2 3 J a 7 J } �~ o° o° 0 0 0 0° 2 2 J 3 }§/ e% e%//// o 0 0 0< r o c r e\ eLO � � � � � � � � � - - - - - - < q2 �/ #Cl)/ f a r### r= a n#< t o e r r e o r - Z ) ! ) - ! 0 !/! $% )� § t � r a o a w o a o� o o # o # r r r o a o _ / � a a m � Cl) a � � &8 !, 2 s e m a r r a a m m §@/!k ~ u Lu e o x x 4 0 o x A x x x O o x x x o x o 0 }w. � � I u u m R R (a\)\ \ / \ / / / / / / / § # LO o w o m CD LO to ¥ c ITC241 ITEM NUMBER: G DATE 970 EXHIBIT 1:Arborist Report W. 2 \ \ � \ \ \ \ s e , § ) G � \ \ \ � / } g= = 2 E \ C)- E g: / / / : / \& / 6 / o \ 0 0 0 n 0 C) \\ > - > - > - > - > - > > - \/ Iu e) § C" ) \ \ \ \ \ \ § j \\ U z� § 3 > ƒ > _ > > k\)= j 00 7 E z= z 3 C a c= ®6 & 6» z= a c c c z % 2 E 3 LL: ® 3 2 3/ Oz _�- § )\2ƒ \ ( \ E & ] \ �� } - - } �} 3 2» Z J 7 3 a J 2 2 J 2 2 2 a 2 3 2 2 m ƒ§ x 0 0 2\\ o\/\/\\ G o o c o 0 0 e oZ § tn \ < < < - < < < - - 4 - - - < < < < < < < oG \ 0 )§ t r r## r r t a n a s a r z r» c e r §®m Z )! ] - , 0 §j! k§ - } § ©2 % \ $ ll- % r c 7 r c » 2 ��,§\\ � n a \\/z\\ ~ @§ o z ©o 0 0 0 0 0 0 0 0 0 0 o a x s x a x m x a x F- Lu o R u z u z u u u u z u u u o 0 0 0 0 !K�§§# 5 q n � tc) (D w c M o _ N n * LO W n (�C%4 04 q04 04 04 q 04 04 n n n nCe) n n ITEM NUMBER: G DATE 970 EXHIBIT 1:Arborist Report 6( e E /> e E 2\ c / � ± ± \ \ m } ± « = m 2 m a n 2 °/ E 5 / 5 S � § \ / \ \ \ 7 / ƒ g e »= a / == 2 4 / \ � i n � m c= m = 2 \ J g g = _ =.g _ ± \ c # % � � � /�� \ / e / \ ® \ a � /� \ � � G \ � } m R/ © O m« 0 0= o g O o CD \ \ > > > > > > > > > > // — — — — — — — — — — ƒ u ) 2 3 @ @ @ e z @ ƒ / / / / ƒ / / 2 j b § � � 7 § Z. < o e » 6 6» E 3 z E E a } 00 o § ® � ± � 2 ± � ® z e e c ± (}\) 3 3 3 J 3® \ (±® J® y mo g - \ g � � z _ F- \ } / / / g o / g e / o §�!@ @ ° 3 \}}}\ o� _ R 0 ± �}% 3 2 3 2 J// J» 2\\»+ } J 7 G Lf) a � e 2 & � r c \ / / G c c % \ / / o \ / \ o eLO \ ) - < - - < - - < < < o$ } �P 0 � e r r r a o r n r» s a a n m a r# m r# $ - Z § « § - 0 i ]/! (§ - n1,\\) m o##�< m r o r# o�## c a o m w o 0 0 )§ c� r Cl)n m o e # c a r e r ® � m r a r e e a» a r 2 /� }0w w ^ S/ o 0 0 o x x x x o o x x x o x x o o x x }\�§}k / a u u u u u u a u { / / / / / / / / / / / § ®� C M J 2 7- 0 2 2 2 2 0- q G0 2 2 2 ITEM NUMBER: G DATE 970 EXHIBIT 1:Arborist Report : \ / enƒ »\ » Lu UJ I' = � _ � \ \ \ / E E / k C) \ > > > > - /\ � § @ / \ \ \ _ § Lu ± z� 0 7 > > > _§z \OZ0I / 00 //\®/ / c a z= s z z \\\\ % § E y J 3 -�- z \ - § ) § ƒ e \ / e -_- / �§c o - L o E @ \} 2 J 3\» a J 2 a a a J\ m \\\ o\ G o 0 0 0 0 0 0 % § { LC) < < < < < < < z )G u/ / ) a a r r# r r# e r r e r# - § | ) - e§ 0 ` §/§ )§ - n } § \ \ / \ \ \ ©3 % )}�(� � n a e a a a \ ul b§ o o x R o X$ x x x 0 4 0 6i w z /� u u g I a R Cf) -i ii U) u I I E m §§\§§( U' n(-4 �LncoI-opa)oT--�n�nmr-�»� @ o CD CD m CD r-_ w w w r- w II- w II- w CO ITEM NUMBER: 6 DATE: 9-7-04 ATTACHMENT 6: Draft Resolution PC 2004-0112 ZCH 2004-0082/TTM 2004-0054 Proposed Vesting Tentative Tract Map DRAFT RESOLUTION PC 2004-0112 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE VESTING TENTATIVE TRACT MAP 2004-0054, A TWENTY-FIVE LOT MAP CONSISTENT WITH A PD -17 OVERLAY ZONE OF APN 049-042-015 (1225 El Camino Real / 24 El Camino Partners, LP) WHEREAS, an application has been received from 24 El Camino Partners, LP (805 Aerovista Place, #202, San Luis Obispo, CA 93401), Applicant, and Kenneth Robinson (PO Box 331, Atascadero, CA 93423), Property Owner, to consider a project consisting of a zone change from RSF-X (Residential Single -Family) to RSF-X / PD -17 (Residential Single - Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a twenty-five lot residential Tentative Tract Map on APN 049-042-015; and, WHEREAS, the site's General Plan Designation is SFR -X (Single -Family Residential -X); and, WHEREAS, the site's current zoning district is RSF-X (Residential Single -Family); and, WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD -17 overlay with a Master Plan of Development thereby allowing a twenty-five 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 Vesting Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 7, 2004, studied and considered Tentative Tract Map ITEM NUMBER: 6 DATE: 9-7-04 2004-0054, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings of Approval for Vesting 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 #17 Master Plan of Development (CUP 2004-0130). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) 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 September 7, 2004, resolved to recommend that the City Council approval of Vesting Tentative Tract Map (TTM 2004- 0054) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2004-0054 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. ITEM NUMBER: 6 DATE: 9-7-04 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. 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 Kelly Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 6 DATE: 9-7-04 Exhibit A: Vesting Tentative Tract Map 2004-0054 ITEM NUMBER: DATE: 9-7-04 Exhibit B: Conditions Of Approval / Mitigation Monitoring Program Tentative Tract Map 2004-0054 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0054 T0: 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 2004-0082 and CUP 2003-0130. 2. Approval of this Tentative Tract Map shall be valid for two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 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. Any subsequent changes to the CC&R's related to items required by the Master Plan of Development or this approval shall be subject to City approval. 6. The granting of this entitlement shall apply to the property located On going PS at 1225 EI Camino Real (APN 049-042-015) 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. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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. 9. Affordable Housing Requirement: The applicant shall designate FM PS, CE either 2 units as very -low income or 4 units as low-income, deed - restricted for a 30 -year period as follows in accordance with the State Density Bonus Program provisions. Such units shall be located throughout the project and shall be subject to planning staff approval. 10. Deed notice shall be recorded with each lot notifying each FM PS, CE property owner that the on-site roadway shall be extended to serve future subdivisions to the north and south. 11. Affordable Workforce Housing FM PS, CE Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve '/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. Fire Marshal 12. Final street name selection shall be consistent with the future FM PS, CE street extension, subject to staff approval 13. Provide a letter from the Atascadero Mutual Water Company BP PS/FD stating the minimum expected water available to the site. Amount available must meet minimum requirement specified ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy in the California Fire Code. 14. Note that approved address signage is to be provided. BP PS/FD 15. Note on plans that fire lanes shall be delineated to restrict BP PS/FD parking as required by the Fire Authority. 16. One fire hydrant shall be located along the frontage of Lot 10, BP PS/FD subject to the approval of the Fire Department Engineering Conditions: PROJECT SPECIFIC CONDITIONS Drainage: 17. Obtain approval by the City Engineer of the grading & drainage SIP CE plan and the storm drain design & facilities. 18. Submit calculations to support the design of any structures or SIP CE 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. 19. Provide for the detention of the 50 year developed storm runoff, SIP CE while metering out the 2 year undeveloped storm runoff. 20. Provide drainage analysis of project storm water flows and existing SIP storm water flow from the project boundary to Graves Creek. This project must mitigate any downstream impacts of the project storm water flows down stream. 21. Show the method of dispersal at all pipe outlets. Include SIP CE specifications for size & type. 22. Acquire drainage easements where needed. Drainage shall cross SIP CE lot lines only where a drainage easement has been provided. 23. Concentrated drainage from off-site areas shall be conveyed SIP CE across the project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement or Caltrans approval can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. Public Improvements and Maintenance: ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy FM CE 24. The applicant must provide for the repair and maintenance of on- site shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. The two methods that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. The City Engineer and City Attorney shall approve the final form prior to recordation. 25. All public improvements shall be constructed in conformance with SIP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 26. Full frontage improvements are required with this development. SIP CE These include curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed crossfall on EI Camino Real. 27. Prior to issuance of building permits, the applicant shall submit a GP CE grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS 28. The Public Works Department shall approve all wastewater SIP WW facilities prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. 29. Applicant shall pay sewer extension (annexation ) fees upon FM WW issuance of building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 30. Gravity mains and other sewer facilities within the subdivision shall SIP WW be privately owned and maintained. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 31. Gravity mains within the subdivision shall be eight (8) inches in SIP WW diameter. 32. Newly created lots are subject to the payment of sewer extension FM WW fees prior to final map recording. 33. STANDARD CONDITIONS 34. All public improvements shall be constructed in conformance with SIP the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 35. In the event that the applicant is allowed to bond for the public FM improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 36. An engineer's estimate of probable cost shall be submitted for FM review and approval by the City Engineer to determine the amount of the bond. 37. The Subdivision Improvement Agreement shall record FM concurrently with the Final Map. 38. The applicant shall be responsible for the relocation and/or SIP alteration of existing utilities. 39. The applicant shall install all new utilities (water, gas, electric, SIP cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 40. The applicant shall monument all property corners for construction FM control and shall promptly replace them if disturbed. 41. The applicant shall acquire title interest in any off-site land that FM may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 42. Slope easements shall be provided as needed to accommodate FM cut of fill slopes. 43. Drainage easements shall be provided as needed to FM accommodate both public and private drainage facilities. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 44. The final map shall be signed by the City Engineer prior to the FM map being placed on the agenda for City Council acceptance. 45. Prior to recording the tract map, the applicant shall submit a map FM drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 46. Prior to recording the tract map, the applicant shall set monuments FM at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 47. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. 48. Prior to recording the map, the applicant shall complete all FM improvements required by these conditions of approval. 49. Prior to recording the tract map, the applicant shall have the map FM reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the map. 50. Upon recording the final map, the applicant shall provide the City FM with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 51. Prior to the final inspection of any public improvements, the FM applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 52. Prior to the final inspection, the applicant shall submit a written SIP certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 53. An encroachment permit shall be obtained prior to any work within SIP City rights of way. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 54. Prior to the issuance of building permits the applicant shall submit SIP a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company 55. Before the issuance of building permits, the applicant shall AMWC submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 56. Before the start of construction on the water system AMWC improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 57. Before issuance of building permits, the applicant shall obtain a AMWC "Will Serve" letter from AMWC for the newly created lots within the subdivision. 58. The water mains required to serve the project shall be laid out AMWC in a grid or looped pattern and shall connect to the existing water mains system in EI Camino Real (14" main). and to Tract 2577 (8" main), if possible. The applicant shall provide AMWC with easements for those AMWC 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. 59. The applicant shall submit a hydraulic analysis with the first plan AMWC 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. 60. The applicant shall obtain a separate landscape -irrigation AMWC meter(s) from AMWC for the common areas within the project. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 61. Before construction of the water system improvements, AMWC AMWC 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 of drip irrigation wherever 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 1.0 apply: ■ Proposed fencing location and height shall comply with Atascadero Municipal Code. ■ The project landscaping shall include residential front yards, street trees, street facing side yards, and EI Camino Real frontage. ■ 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 BP BS, PS, CE 1.c.2 of 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 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 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- intensity lighting in excess of one -foot candle, limited in fixture height ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Mitigation Monitoring Program 1225 EI Camino Real Tentative Tract Map TTM 2004-0054 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision ImpVesting FM: Final Plans FnalMap TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibilit y/Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 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 ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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 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 Measure 4.e.2: All tree removals shall be mitigated as BP PS, BS, CE 4.e.2 prescribed by the Atascadero Native Tree Ordinance. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Mitigation Monitoring Program 1225 EI Camino Real Tentative Tract Map TTM 2004-0054 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision ImpVesting FM: Final Plans FnalMap TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibilit y/Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 4.e.3: 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, 24 apart with a 2-4" 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. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Mitigation Monitoring Program 1225 EI Camino Real Tentative Tract Map TTM 2004-0054 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision ImpVesting FM: Final Plans FnalMap TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibilit y/Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure ■ Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. Grading shall be done by hand underneath the drip - lines to avoid tearing any roots. ■ 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. (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. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP: Grading Permit PS: Planning Services 1225 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map ImpVesting FM: Final Plans FnalMap PD: Police Department CE: City Engineer TTM 2004-0054 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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 Stormwater Pollution Prevention Plan GP PS, BS, CE 8.e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring 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. ITEM NUMBER: DATE: 9-7-04 Conditions of Approval / Mitigation Monitoring Program 1225 EI Camino Real Tentative Tract Map TTM 2004-0054 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision ImpVesting FM: Final Plans FnalMap TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibilit y/Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 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.