HomeMy WebLinkAboutPC_2003-01-07_AgendaPacketCITY OFATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
January 7, 2003 — 7:00 P.M.
City of Atascadero
6500 Palma Ave. — 4th Floor, - Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Bentz
Vice Chairperson Fonzi
Commissioner Eddings
Commissioner Jones
Commissioner Kelley
Commissioner Porter
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 DECEMBER 17, 2002.
2. ACCEPTANCE OF FINAL MAP 2002-0046 FOR TPM 2002-0029: 3650 TRAFFIC
WAY-SKIBO
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. CUP 2002-0083: RESIDENTIAL HEIGHT EXCEPTION
Applicant:
Steve and Mikelee Pesenti, 9075 Mountain View Drive, Atascadero, CA
Project Title:
93422
Project Title:
Conditional Use Permit 2002-0083: Residential height exception
Project
9075 Mountain View Drive, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 056-311-002
Project
A proposal for Condition Use Permit (CUP 2002-0083) to grant a height
Description:
exception for a single-family residence in the RSF-Y zone. The home is
proposed to be a maximum of 40.5 feet in height from natural grade, with a
height average of 37.5 feet.
General Plan Designation: Single Family Residential - Y
Zoning District: Residential Single Family - Y
4. CUP 2002-0055 CONVERSION OF AN EXISTING SINGLE-FAMILY
RESIDENCE TO A COMBINED RESIDENCE AND BED AND BREAKFAST
FACILITY.
Applicant:
Tom and Nancy Cadwell, 7129 San Gregorio Rd., Atascadero, CA 93422
Project Title:
Conditional Use Permit 2002-0055: Conversion of an existing single-family
residence to a combined residence and Bed and Breakfast facility.
Project
7129 San Gregorio Rd., Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 049-183-011,010
Project A proposal for Condition Use Permit (CUP 2002-0055) to establish a bed
Description: and breakfast on an existing 4.5 -acre single-family residential lot. The
proposed project will not require any new construction above what is
necessary per building code standards to permit the existing residence to be
used as a Bed and Breakfast. The house is currently 6,174 square -feet. The
project proposes the use of 5 existing bedrooms as sleeping quarters, for
both the permanent residents and transient guests.
General Plan Designation: Rural Estates
Zoning District: Residential Suburban
5. ZCH 2002-0037: CODE TEXT AMENDMENT OF PLANNED DEVELOPMENT
#11 3F MEADOWS FIRE PROTECTION STANDARDS (CASTLEROCK
DEVELOPMENT)
Applicant:
Castlerock Development, a CH Corporation, 202 H3 Tank Farm Road, San
Project Title:
Luis Obispo, CA 93401
Project Title:
Zone Change 2002-0037: Code Text Amendment of Planned Development
Project
#11 (317 Meadows Fire Protection Standards
Project
Oak Ridge Estates at 3F Meadows
Location:
812 acres located west of the end of San Marcos Road
(San Luis Obispo County)
Project
The project consists of a proposed text amendment to PD -11 (Section 9 -
Description:
3.656(b) Fire Department Conditions of Approval. The proposed
amendments would clarify the fire protection standards during construction
phasing for model homes. The proposed draft text is available for review at
the Planning Department.
General Plan Designation: Rural Estates
Zoning District: Residential Suburban/ PD -11
COMMUNITY DEVELOPMENT STAFF REPORTS
6. 3-F MEADOWS / PLANNED DEVELOPMENT 11 MASTER PLAN OF
DEVELOPMENT DETERMINATION (CASTLEROCK DEVELOPMENT)
Applicant:
Castlerock Development, a CH Corporation, 202 H3 Tank Farm Road, San
Luis Obispo, CA 93401
Project Title:
3-F Meadows / Planned Development 11 Master Plan of Development
Determination
Project
Oak Ridge Estates at 3F Meadows
Location:
812 acres located west of the end of San Marcos Road
(San Luis Obispo County)
Project Planned Development 11 (3F Meadows) requires a Master Plan of
Description: Development to be approved for the entire project site prior to recordation
of the final map. Due to an incomplete record of previous project approval
and actions on the project, staff is unable to make a determination of the
Master Plan of Development consistency. The Planning Commission will
forward its recommendation to City Council for consideration with the final
map.
General Plan Designation: Rural Estates
Zoning District: Residential Suburban/ PD -11
COMMISSIONER COMMENTS & REPORTS
ADJOURNMENT
The next regular meeting of the Planning Commission will be January 21, 2003 at City Hall in
the 4th Floor Rotunda, 6500 Palma 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 atlor prior to this public hearing.
\\Cityhall\CDvlpmnt\— PC Agendas\PC 2003\PC Agenda. 01-07-03.am.doc
City ofAtascadero
WELCOME TO THE ATASCADER0 PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month
at 7: 00 p.m., in the Rotunda of City Hall. 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 business hours at the Permit Center counter. 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 office.
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) 461-5010, or the
City Clerk's Office, (805) 461-5074. 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.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
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).
Cdvlpmnt/PC Agenda/ -Welcome and meeting information1doc
ITEM NUMBER: 6
DATE: 01-07-03
Planning Commission Staff Report
Staff Report — Community Development Department
3-F Meadows / Planned Development 11
Master Plan of Development Determination
(Castlerock Development)
SUBJECT:
Planned Development 11 (317 Meadows) requires a Master Plan of Development to be
approved for the entire project site prior to recordation of the final map. Staff and the
applicant have reached an impasse on the approval of the Master Plan of Development.
The Planning Commission will need to make a recommendation to the City Council
regarding the Master Plan of Development. The City Council will take final action on the
Master Plan of Development along with the final map for approval.
RECOMMENDATION:
Staff Recommends:
The Planning Commission makes a determination identifying either the 11-19-02 Master
Plan of Development or Appendix B as the project consistent with Planned Development
11 and the Final EIR.
SUMMARY:
1. Applicant: Castlerock Development, a CH Corporation, 202 H3
Tank Farm Road, San Luis Obispo, CA 93401
2. Representative: Dean Coker
3. Project Location: Oak Ridge Estates at 3F Meadows
812 acres located west of the end of San Marcos
Road
ITEM NUMBER
DATE: 01-07-03
4. General Plan Designation: Rural Estates
5. Zoning District: Residential Suburban / PD -11
6. Existing Use: Unimproved subdivision currently under
construction.
7. Environmental Status: If the master plan of development is consistent with
PD 11 and the project EIR then the master plan is
entitled to CEQA Exemption by Statute Section
15061. The project will have no significant effect on
the environment that has not already been addressed,
studied and mitigated to the extent feasible.
DISCUSSION
Background:
Project History
The original 3-F Meadows Ranch project was approved by the City Council in February of
1995, which allowed for the reconfiguration of 115 Atascadero Colony Lots within an 802 -
acre site. The overall project required the following series of actions to be approved:
1. Lot Line Adjustment map (LLA 94005 / LLA 2000-0005) [refer to Attachments 2
& 3]
2. Zone Change (ZC 94-001) [refer to Attachment 6], which created a planned
development -zoning district #11 over the project area.
3. Colony road abandonments and road realignments (RA 94-001).
4. Certification of the Final Environmental Impact Report (SCH 94061014) [refer to
Attachment 7].
The project resulted in 111 residential lots on approximately 546 acres with three open
space lots totaling approximately 256 acres and one remaining lot for a future water tank to
serve the project. The project approval allowed for the phased construction of
improvements and lot development.
Lot Line Adjustment Re -approval:
The original 3-F Meadows Lot Line Adjustment (LLA 94005) was approved on February
28, 1995 with an initial 2 -year entitlement by the City Council. After that approval the
property owner applied for, and received approval of, two additional one year time
extensions, which extended the entitlement of the tentative map to February 28, 1999 on
which date the Lot Line Adjustment expired. The approval of Zone Change 94-001, Road
ITEM NUMBER: 6
DATE: 01-07-03
Abandonment 94-001 and the certification of the Final Environmental Impact Report,
which were approved concurrently with the Lot Line Adjustment map remained in effect.
On April 19, 2000 the applicant submitted an application to re -approve the Lot Line
Adjustment (LLA 2000-0005). At that time, staff reviewed the Lot Line Adjustment map
and determined that the map was substantially consistent with the previously approved lot
line adjustment map and all other entitlements that were approved with the original project.
Typically, the Community Development Director approves lot line adjustments. However,
due to the scope of the project, Paul Saldana who was Director in 2000 chose to have the
Planning Commission review his decision prior to approving the Lot Line Adjustment.
The Planning Commission reviewed the item on December 19, 2000 and advised the
Director that the Lot Line Adjustment was consistent with the previous project approvals.
On December 20, 2000 the Director issued a letter approving the Lot Line Adjustment
(refer to Attachment 4). The applicant's position is that the Master Plan of Development
was approved concurrently with the re -approval of LLA 2000-0005. During this time,
staff was reviewing both the Lot Line Adjustment and the Master Plan of Development.
Staff believes that the approval was limited only to the Lot Line Adjustment map attached
to the approval letter and did not include the Master Plan of Development.
Phase 1 Construction Permits:
Since the project's approval in 1995, the property has been sold by the Davis Family Trust
and is now controlled by Castlerock Development. In July of 2001, Castlerock
Development applied for a construction permit (BLD 2002-1056) to build the road and
utility improvements for Phase I of the project. This permit approval was appealed to City
Council and subsequently issued in the summer of 2002. Construction of Phase 1 is
currently underway.
ITEM NUMBER
DATE: 01-07-03
3F Meadows Project Summary
802± acres
115 Colony Lots
111 proposed units
259 acres of open space
39 acres of conservation
easements
rnase
3F Meadows
PDA I
San Marcos
Road
Extension
ITEM NUMBER: 6
DATE: 01-07-03
Analysis:
Final Map and Master Plan of Development:
The last remaining item requiring City Council approval is acceptance of the Final Map.
Final Maps are ministerial decisions that the Council must approve if the map is consistent
with the project approval. Unique to this Final Map is the Planned Development 11
requirement that a Master Plan of Development be approved for the entire project site prior
to recordation of the map (refer to following PD -I I code excerpt).
9-3.656 Establishment of Planned Development Overlay Zone No. 11: (PD1 1).
The Planned Development Overlay Zone No. 11 is established as shown on the official
zoning maps (Section 9-1.102). The conditions of development are established:
Conditions of Approval:
(a) Planning Division.
(1) To ensure conformance with the provisions of the PD -11 Overlay Zone, a
Master Plan of Development shall be prepared which satisfies all of the
following conditions prior to the recordation of any final document
implementing Lot Line Adjustment 94-005. The Master Development Plan
shall consist of the 1 "=40' feet plans entitled "Precise Road Alignment/Lot
Grading Plan" amended and supplemented as required by these conditions.
(4) The Master Development Plan shall show the location of building
envelopes, leach field areas, and driveways for lots whose average slope
exceeds thirty percent (30%). The building, leach field and driveway
locations shall be subject to the review and approval of the Community
Development Director.
Because the Master Plan of Development was not approved along with PD -11 there is not
a set of approved plans to accompany the project. Since 1995 City staff has reviewed
various versions of the Master Plan of Development but no version was ever approved as
required by PD -11. In order to approve the Master Plan of Development, staff must find
that the Master Plan is consistent with PD -11 and the EIR. Since there are no plans as part
of PD -II staff has be forced to use the project contained in the EIR as the approved
project. This project description is commonly referred to as Appendix B and contains the
reductions of the 27 sheets of the 40 -scale project plans. Staff and the applicant have
reached an impasse regarding the Master Plan of Development's consistency with the EIR.
The applicant asserts that the Master Plan of Development dated November 14, 2002 is
consistent with the original project approval. Staff has not been able to come to the same
conclusion due to a lack of addition environmental analysis to support this position.
Master Plan of Development Approval Options:
There appears to be two options available for approval of the Master Plan of Development.
ITEM NUMBER: 6
DATE: 01-07-03
1. Follow Appendix B
This option would be for the Master Plan of Development to be the same as
Appendix B. A consistency determination with the EIR and PD -11 would be
required.
2. Develop an Alternative to Appendix B
An Alternative to Appendix B could be approved if it were determined to have
roughly the same or fewer environmental impacts. This approach was used for the
Phase 1 road plans and requires additional environmental information to be
generated. In the absence of real information about the environmental impacts
caused by the Alternative as compared to the project studied in the original EIR,
Staff cannot make a determination that the proposed Alternative is approved.
The applicant has rejected Option 1 but has not prepared any additional information to
support Option 2 leading to the impasse.
EIR Appendix B and Table A:
One of the central issues surrounding issuance of the Phase 1 road construction permit was
the Appendix B of the EIR. Appendix B contains the best record of the project plans that
were approved in 1995. In addition to the project plans, Appendix B has numerous notes,
call -outs and boundary changes that appear to be project mitigation measures. It has been
the current staff's position since 2001 that Appendix B represents the project approval with
mitigation measures. In addition to Appendix B, the EIR contains Table A which lists
mitigation measures on a lot by lot basis. It should be noted that Appendix B and Table A
while similar are not entirely consistent which clouds the issue of what the exact EIR
mitigations are for the project.
The applicant disputes the position that Appendix B or Table A represent the required
project plan and asserts that an alternative Master Plan of Development that is different
than Appendix B was approved by previous staff when the Planning Commission
reconsidered the Lot Line Adjustment in December 2000.
While staff thinks that an alternative project could be found to be consistent with PD -11
and the Final EIR, staff does not have the authority to make this decision without addition
environmental information. However, the City Council could determine that a project
different than Appendix B is the approved project if it was satisfied that the alternative
project was consistent with the EIR and Appendix B.
Proposed Master Plan of Development:
The applicants proposed Master Plan of Development 11-14-2002 is shown in Attachment
6 (Exhibit A) and the original EIR and Appendix B is shown in Attachment 5 under a
separate cover. The Master Plan of Development once adopted will become the
development blueprint for the project regulating the development of public improvements
and private lot development. Issues of lot boundaries, easements and street right-of-way
ITEM NUMBER
DATE: 01-07-03
are controlled by the Final Map. At this point both the applicant and staff are in agreement
that the Lot Line Adjustment Final Map is complete and all boundary, easement and roads
are consistent with PD -11 and the Final EIR.
The followingdevelopment issues are regulated by the Master Plan of Development:
1. Road location and grading
2. Cut and fill slopes
3. Retaining walls
4. Tree removals
5. Driveways
6. House pad size and location
7. Leach field size and location
8. AMWC Water Tank
The followingdevelopment issues are regulated by the Final Maw
9. Lot size and boundaries
10. Open space easements
11. Road right-of-ways
The primary issue that remains unresolved is the location of the individual building sites
for the houses, septic systems and driveways. Appendix B of the EIR appears to require
many of the building sites to be modified. Most of these changes both minor and major
have not been made to the 11-19-02 Master Plan of Development. While it is possible that
the Council could find these changes are not required, staff does not have the discretion to
make this decision.
Retaining walls along the streets have all be included as shown in Appendix B.
ITEM NUMBER
DATE: 01-07-03
The following is a summary of the differences between Appendix B and applicants Master
Plan of Development on a lot by lot basis. In cases where only minor difference between
exist the term "Building site slightly different" is used. "Building site different" is used
where Appendix B indicated relocation. This table is provided to assist with analysis of
the project.
Appendix B Lot Number
Appendix B I MPD Consistent
Notes
Lot 1
Yes
Lot 2
Yes
Lot 3
Building
site slightly different
Lot 4
Building
site lightly different
Lot 5
Building
site different
Lot 6
Building
site lightly different
Lot 7
Yes
Lot 8
Yes
Lot 9
Building
site different
Lot 10
Yes
Lot 11
Water Tank Site
Lot 12
Building
site slightly different
Lot 13
Building
site lightly different
Lot 14
Building
site lightly different
Lot 15
Building
site lightly different
Lot 16
Building
site lightly different
Lot 17
Building
site different
Lot 18
Building
site different
Lot 19
Building
site different
Lot 20
Building
site different
Lot 21
Building
site different
Lot 22
Yes
Lot 23
Yes
Lot 24
Building
site different
Lot 25
Building
site different
Lot 26
Building
site different
Lot 27
Yes
Lot 28
Yes
Lot 29
Building
site slightly different
Lot 30
Yes
Lot 31
Building
site different
Lot 32
Building
site different
Lot 33
Building
site slightly different
Lot 34
Building
site slightly different
Lot 35
Building
site different
Lot 36
Yes
Lot 37
Yes
Building
site slightly different
Lot 38
Lot 39
Yes
Lot 40
Building
site lightly different
ITEM NUMBER
DATE: 01-07-03
Lot 41
Yes
Lot 42
Building site slightly different
Lot 43
Yes
Lot 44
Building
site different
Lot 45
Building
site slightly different
Lot 46
Building
site slightly different
Lot 47
Yes
Lot 48
Building
site slightly different
Lot 49
Building
site slightly different
Lot 50
Yes
Lot 51
Yes
Lot 52
Yes
Lot 53
Building
site slightly different
Lot 54
Building
site slightly different
Lot 55
Building
site different
Lot 56
Building
site different
Lot 57
Yes
Lot 58
Building
site slightly different
Lot 59
Building
site slightly different
Lot 60
Yes
Lot 61
Yes
Lot 62
Building
site different
Lot 63
Building
site different
Lot 64
Yes
Lot 65
Yes
Lot 66
Building
site slightly different
Lot 67
Building
site different
Lot 68
Yes
Lot 69
Building
site lightly different
Lot 70
Building
site different
Lot 71
Yes
Lot 72
Yes
Lot 73
Building
site different
Lot 74
Building
site different
Lot 75
Building
site different
Lot 76
Building
site different
Lot 77
Building
site slightly different
Lot 78
Yes
Lot 79
Building
site different
Lot 80
Building
site different
Lot 81
Building
site slightly different
Lot 82
Building
site slightly different
Lot 83
Building
site different
Lot 84
Yes
Lot 85
Building
site different
Lot 86
Building
site different
Lot 87
Building
site slightly different
Lot 88
Yes
Lot 89
Building
site different
Lot 90
Yes
Lot 91
Building
site lightly different
ITEM NUMBER
DATE: 01-07-03
Lot 92
Building site slightly different
Lot 93
Building site slightly different
Lot 94
Building site different
Lot 95
Yes
Lot 96
Yes
Lot 97
Yes
Lot 98
Yes
Lot 99
Yes
Lot 100
Buildin site slightly different
Lot 101
Building site slightly different
Lot 102
Yes
Lot 103
Building site lightly different
Lot 104
Building site slightly different
Lot 105
Building site slightly different
Lot 106
Building site slightly different
Lot 107
Building site slightly different
Lot 108
Yes
Lot 109
Yes
Lot 110
Yes
Lot 111
Yes
Lot 112
Yes
Retaining
Wall A
Yes
San Marcos Lot 72
Retaining
Wall B
Yes
San Marcos Lot 72
Retaining
Wall C
Yes
San Felipe Lot 89
Retaining
Wall D
Yes
Cene al 0 en Space Lot
Retaining
Wall E
Yes
Cene al Lot 83
Conclusion:
The 3F Meadows project is an extremely complex project that was approved over seven
years ago. Unfortunately, a Master Plan of Development was not approved along with the
PD -11. Since Appendix B of the EIR is the best record of the project approval and
intended mitigation measures, it has been staff's position that Appendix B is the project.
However, the Council has more discretion than staff on the issue of project consistency and
could determine that an alternative project to Appendix B is consistent with PD -I 1 and the
EIR.
ALTERNATIVES
1. The Planning Commission could determine that additional mitigation measures should
be incorporated into the project in order to make the project consistent with the EIR.
The Commission should specifically identify the type and location of any additional
mitigation measure.
ITEM NUMBER: 6
DATE: 01-07-03
2. The Planning Commission could refer the project back staff for additional analysis.
The Commission should specifically identify the issues that need to be analyzed.
PREPARED BY Warren Frace, Community Development Director
ATTACHMENTS
Attachment 1:
Location Map
Attachment 2:
Lot Line Adjustment and Road Abandonment
Attachment 3:
Open Space and Conservation Easement Map
Attachment 4:
Directors Approval Letter LLA 2000-0005
Attachment 5:
Planned Development 11 Code Text
Attachment 6:
3F Meadows Final EIR
Attachment 7:
Draft Commission Resolution
Exhibit A: Proposed Master Plan of Development
ITEM NUMBER
DATE: 01-07-03
Attachment 1: Location Map
ITEM NUMBER: 6
DATE: 01-07-03
Attachment 2: Lot Line Adjustment and Road Abandonment
Attachment 3: Open Space and Conservation Easement Map
ar meaaows
PD -11
ITEM NUMBER
DATE: 01-07-03
San Marcos
Road
Extension
ITEM NUMBER
DATE: 01-07-03
Attachment 4: Director's Approval Letter of LLA 2000-0005
ITEM NUMBER:
DATE: 01-07-03
Attachment 5: Planned Development 11 Code Text
9-3.656 Establishment of Planned Development Overlay Zone No. 11: (PD1 1).
The Planned Development Overlay Zone No. 11 is established as shown on the official zoning maps (Section 9-1.102).
The conditions of development are established:
Conditions of Approval:
(a) Planning Division.
(1) To ensure conformance with the provisions of the PD -11 Overlay Zone, a Master Plan of Development shall be
prepared which satisfies all of the following conditions prior to the recordation of any final document implementing Lot
Line Adjustment 94-005. The Master Development Plan shall consist of the 1"=40' feet plans entitled "Precise Road
Alignment/Lot Grading Plan" amended and supplemented as required by these conditions.
(2) A Mitigation Monitoring Program, prepared in conformance with the Mitigation Monitoring Plan contained in the final
EIR for this project, shall be prepared and implemented prior to the commencement of any construction. Preparation of
the Mitigation Monitoring Program shall be the financial responsibility of the applicant.
(3) The applicant shall demonstrate, to the satisfaction of the City Attorney, that adequate title and/or interest has been
obtained for the existing Colony rights-of-way within the project boundary prior to approval of the Master Development
Plan.
(4) The Master Development Plan shall show the location of building envelopes, leach field areas, and driveways for lots
whose average slope exceeds thirty percent (30%). The building, leach field and driveway locations shall be subject to
the review and approval of the Community Development Director.
(5) Open space easements to provide wildlife corridors shall be provided in conformance with the recommendations of
the Final EIR. Limits on fencing and other detrimental uses within easement areas shall be restricted by the project CC
and R's. The location of the easements and CC and R restrictions shall be subject to the review and approval of the
Community Development Director.
(6) The "Open Space" lots (Lots A, B and C) as shown on Exhibit B shall be offered for dedication to the City.
(7) Road Abandonment 94-001 shall be completed and all necessary documents shall be recorded prior to, or
simultaneously with the recordation of any final document(s) implementing LLA 94-005.
(8) Retaining walls shall be used wherever feasible to reduce the amount of grading necessary for the construction of
roads and homes. Grading plans shall be reviewed by the City Engineer and Community Development Director to ensure
that proposed grading does not exceed that necessary to develop the site.
(9) Road maintenance agreements, in a form approved by the City Attorney, shall be prepared and recorded for each
group of lots which share a driveway or other common access. The agreements may be made a part of the CC and R's,
or may be recorded as deed restrictions, or may be recorded as separate road maintenance agreements.
(10) The applicant shall prepare a Comprehensive Restoration Plan (CRP) as part of the road improvement plans. The
CRP shall be prepared by a qualified professional and shall address plant lists, planting methods (to include slope
preparation, mulching and slope protection), and a maintenance program, including weed control and irrigation. The CRP
shall be reviewed and approved by the City Engineer and Community Development Director prior to the issuance of
permits for road construction.
(11) The lot line adjustment shall not result in the establishment of any greater number of lots that are nonconforming
due to lot size than currently exists. The lot line adjustment shall not result in the establishment of any lot which is smaller
than the smallest currently existing Colony lot within the subject site.
(b) Fire Department.
(1) Water Supply.
(i) The minimum required fire flow is one thousand (1000) gallons per minute at twenty (20) psi residual pressure for a
one -hundred -twenty (120) minute duration in residential development. The required fire flow will increase, as provided in
UFC Appendix III -A, based on square feet of residential construction, with a fifty percent (50%) fireflow credit for
automatic sprinkler systems.
Verification must be provided from water company or fire department records in established areas or by a proof of design
test at the completion of new on-site water main construction.
ITEM NUMBER:
DATE: 01-07-03
(ii) Underground fire service mains and appurtenances shall conform to NFPA 24 minimum standard and plans are
reviewed by the Fire Department prior to installation. The underground main size shall be a minimum of eight (8) inch
diameter. Water mains and fire hydrants will be installed and in service prior to beginning combustible construction.
If combustible building materials are used, the water supply mains and hydrants shall be designed, installed, tested,
flushed and approved by the Fire Department prior to any stockpiling or installing any combustible materials. Water
supply systems for phased construction shall provide the required fire flow at all phases.
(iii) Fire Hydrants. The minimum number and distribution of fire hydrants is one (1) hydrant every five hundred (500) feet
as provided in UFC Appendix III -B. The fire hydrant will be Atascadero Mutual Water Company specification with one
four and one-half (4'/2) inch and one or more two and one-half (2'/�) inch outlets. Existing hydrants may be adequate,
provided they consist of a minimum of one four and one-half (4'/2) inch and one two and one-half (2'/2) inch outlet.
New hydrant color will be Safety Yellow for public right-of-way and Safety Red for private right-of-way. All hydrants in the
public right-of-way to have "Blue Dot" highway reflector installed on the adjacent street of driveway to clearly identify the
fire hydrant location.
(iv) The dwellings shall be equipped with a residential automatic fire sprinkler system. The sprinkler system will be
designed and installed according to NFPA Pamphlet No. 1 3D. The fire department requires a minimum one (1) inch
water meter for residential sprinkler systems.
(2) Fire Apparatus Access.
(i) If combustible construction materials are used, all required public access roadways shall be completed to a minimum
width of twenty (20) feet, capable of supporting forty thousand (40,000) pounds, with an all-weather surface, to within one
hundred fifty (150) feet of all stockpiles and all sides of buildings with combustible construction. The access roadways to
be posted "No Stopping/Fire Lane" and shall not be used for the storage of materials. Proposed private roads, driveways
or extensions of existing roads shall be designed and constructed as follows:
a. Single-family residential access road. A vehicular access to more than one parcel or vehicular access to a single
parcel with more than two (2) buildings or more than three (3) dwelling units shall be twelve (12) feet width for one-way
traffic and sixteen (16) feet width for two-way traffic. The road shall also provide for a ten (10) foot fuel modification area
on each side.
b. Driveway. A vehicular access to a single parcel with one (1) or two (2) buildings, having no more than three (3)
dwelling units on a single parcel and any number of accessory buildings.
Length
Required Width
0-49 feet
12 feet
50--99 feet
14 feet
Greater than 200 feet
16 feet (Note 1 and Note 2)
NOTE:
1. For driveways exceeding three hundred (300) feet, turnaround shall be provided at the building site and must be within
fifty (50) feet of the dwelling.
2. For driveway exceeding eight hundred (800) feet, a turnout shall be provided at the midpoint or every four hundred
(400) feet.
(ii) Fire apparatus access roads shall have an unobstructed vertical clearance of not less than thirteen (13) feet and six
(6) inches. Driveways shall have not less than fifteen (15) feet of vertical clearance.
(iii) Fire apparatus access roads and driveways shall be designed and maintained to support the imposed loads of forty
thousand (40,000) pounds at twenty-five (25) miles per hour, and shall be provided with a surface so as to provide all-
weather driving capabilities.
(iv) The turning radius of a fire apparatus access road shall have a horizontal inside radius curvature of not less than
twenty-eight (28) feet inside radius and forty-eight (48) feet outside radius.
(v) All dead-end fire apparatus access roads in excess of one hundred fifty (150) feet in length shall be provided with
approved provisions for turning around of fire apparatus. The bulb or cul-de-sac radius shall not be less than forty (40)
feet. The hammer -head T shall extend a minimum of thirty (30) feet to each side of the centerline of the entry road and
be eighteen (18) feet wide. The turnaround shall extend forty (40) feet from the entry road and be a minimum of eighteen
ITEM NUMBER:
DATE: 01-07-03
(18) feet wide. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at intervals of
approximately one thousand three hundred twenty (1,320) feet, or as approved by the Fire Chief. Each dead-end road
shall have a turnaround constructed at its terminus.
(vi) The minimum level of improvement is determined by the grade of the access road or driveway providing access from
the road to the building site or parking area as follows (UFC 10.204):
Note 1. Surface shall be asphalt or concrete in the City of Atascadero Engineering Standard Specifications and Drawings
including a nonskid finish (brushed concrete or equivalent pavement).
Note 2. A driveway/access road that would provide a grade greater than sixteen percent (16%) and less than twenty
percent (20%) and is designed by a Registered Civil Engineer may be considered on a case-by-case basis by the Fire
Chief.
(vii) The maximum length of dead-end road, including all dead-end roads accessed from the dead-end roads, shall use
the following cumulative lengths as a guideline for approval by the Fire Chief, regardless of the number of parcels
served:
Parcels less than 1 acre
800 feet
Surface
Minimum Grade
II -Weather
less than 12 percent
Nonskid (Note 1)
12 percent to 16 percent
Nonskid (Note 2)
over 16 percent
Note 1. Surface shall be asphalt or concrete in the City of Atascadero Engineering Standard Specifications and Drawings
including a nonskid finish (brushed concrete or equivalent pavement).
Note 2. A driveway/access road that would provide a grade greater than sixteen percent (16%) and less than twenty
percent (20%) and is designed by a Registered Civil Engineer may be considered on a case-by-case basis by the Fire
Chief.
(vii) The maximum length of dead-end road, including all dead-end roads accessed from the dead-end roads, shall use
the following cumulative lengths as a guideline for approval by the Fire Chief, regardless of the number of parcels
served:
Parcels less than 1 acre
800 feet
Parcels 1 ac. to 4.66
ac.
1320 feet
Parcels 5 ac. to 19.99
ac.
2640 feet
Parcels 20 + ac.
5290 feet
All lengths shall be measured from the edge of the roadway surface at the intersection that begins from the road to the
end of the dead-end road surface at its farthest point. Where a dead-end road crosses areas of differing zones, the
shortest allowable length shall apply.
(3) Fuel Management. All parcels shall comply with the fire department's wildland fuel management program. The
hazardous vegetation that the program is concerned with is seasonal and recurrent in nature. Therefore, the operation of
the program is planned on a continuous annual basis.
(c) Engineering Division.
(1) Road Improvements --General.
(i) All road improvements shall be constructed in accordance with the City Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
(ii) An encroachment permit shall be obtained from the City Engineering Department prior to the start of construction. The
applicant shall enter into a Plan Check/Inspection agreement with the City.
(iii) Road improvement plans prepared by a registered civil engineer shall be submitted for review and approval by the
City Engineer prior to approval of the Master Development Plan.
Road improvement plans shall conform to the requirements of the City Standard Specifications, Section 2 --Preparation of
Plans. R -value testing shall be done, and pavement sections designed by a registered civil engineer to the satisfaction of
the City Engineer.
(2) Road Improvements--On-Site.
(i) The following roads shall be fully improved to a Rural Hillside Collection Section (City Std. 404), or as approved by the
City Engineer prior to the issuance of building permits. The structural section shall be based on a T.I. = 5.0.
ITEM NUMBER:
DATE: 01-07-03
b. San Marcos Road from the project boundary to the intersection of Cenegal Road (prior to Phase 1);
a. Cenegal Road from the project boundary to the intersection of San Marcos Road (prior to Phase II);
(ii) All other roads within the project boundary shall be fully improved to a Rural Hillside Local Section (City Std. 402), or
as approved by the City Engineer prior to the issuance of building permits. The structural section shall be based on a T.I.
= 4.0.
(iii) The minimum right-of-way width for all on-site roads shall be fifty (50) feet.
(iv) All cul-de-sacs shall meet the requirements of City Standard 415, Typical Cul -de -Sac for rural areas with an
unobstructed turning radius of forty (40) feet and a paved radius of thirty-four (34) feet, or as approved by the City Fire
Marshal. Areas not paved within the forty (40) foot unobstructed turning radius shall be designed and maintained to
support imposed loads of forty thousand (40,000) pounds at twenty-five (25) miles per hour and shall be provided with a
surface which provides for all weather driving capabilities.
(v) Slope easements shall be provided on each side of the right-of-way as needed to accommodate cut slopes, fill slopes
and/or retaining structures.
(vi) Curve widening shall be constructed on all on-site roads in conformance with Section 4, Paragraph F of the City
Standard Specifications, or as approved by the City Engineer.
(vii) On-site road alignments shall be designed such that all existing streets, roads and alleys outside the project
boundary, which intersect the project boundary, are provided with, and capable of obtaining, access from the on-site
roads. Road alignments outside the project boundary, which intersect the project boundary, shall be clearly shown on the
improvement plans.
(viii) The applicant shall install all necessary street name and traffic signs as well as all necessary traffic striping and
markings as required by the City Engineer.
(ix) The applicant shall offer to dedicate all road rights-of-way for on-site roads to the City. The irrevocable offer of
dedication shall be filed prior to, or simultaneously with, the recordation of any final document implementing Lot Line
Adjustment 94-005.
(3) Road Improvements--Off-Site.
(i) Curve widening shall be constructed on Los Altos Road from Highway 41 to San Marcos Road where curve radii is
less than two hundred (200) feet. Curve widening shall be constructed in conformance with Section 4, Paragraph F of the
City Standard Specifications, or as approved by the City Engineer. Plans for the curve widening shall be submitted for
review and approval by the City Engineer prior to the approval of the Master Development Plan.
The curve widening on Los Altos Road shall be constructed when the ADT on Los Altos Road reaches five hundred
(500) vehicles per day, with the development of the twenty-seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
(ii) A "Stop" sign and stop bar shall be constructed at the intersection of Los Altos Road and San Marcos Road and shall
be constructed with the development of Phase 1 of the project and prior to the issuance of building permits.
(iii) San Marcos Road between Los Altos Road and the project boundary shall be improved preparatory to acceptance of
this portion of road into the City maintained system.
Curve widening shall be constructed where curve radii is less than two hundred (200) feet. Curve widening shall be
constructed in conformance with Section 4, Paragraph F of the City Standard Specifications, or as approved by the City
Engineer. Improvement plans for the curve widening shall be submitted for review and approval by the City Engineer
prior to approval of the Master Development Plan.
San Marcos Road between Los Altos Road and the project boundary shall be improved prior to the development of
Phase 1 of the project and prior to the issuance of building permits.
(iv) The applicant shall enter into a maintenance agreement with the City for the portion of San Marcos Road between
Los Altos Road and the project boundary. The agreement shall guarantee that damage to the road which results from
construction traffic generated by the development of the project is properly repaired. The agreement shall be reviewed
and approved by the City Engineer and the City Attorney. The agreement shall remain in -force throughout construction of
Phase 1 and Phase 2 of the project.
A maintenance security in a form acceptable to the City Attorney and the City Engineer shall be posted for the portion of
San Marcos Road between Los Altos Road and the project boundary. The maintenance security shall remain effective
until final acceptance of both Phase 1 and Phase 2 of the project.
(v) Left -turn lanes shall be constructed on State Highway 41 for eastbound traffic entering both Los Altos Road and the
driveway serving Lots 109-112. Improvement plans for the left -turn lanes shall be submitted for review and approval by
Caltrans and the City Engineer prior to approval of the Master Development Plan.
ITEM NUMBER:
DATE: 01-07-03
The left -turn lanes for Los Altos Road shall be constructed when the ADT on Los Altos Road reaches five hundred (500)
vehicles per day, with the development of the twenty-seventh lot in Phase 1, or within three (3) years of the issuance of
building permits for Phase 1, whichever is earlier.
The left -turn lanes for the driveways accessing Lots 109-112 shall be constructed with the development of any portion of
Lots 109-112.
(vi) Vehicle refuge lanes shall be constructed for vehicles turning left onto State Highway 41 from both Los Altos Road
and the driveway serving Lots 109-112. Improvement plans for the refuge lanes shall be submitted for review and
approval by Caltrans and the City Engineer prior to approval of the Master Development Plan.
The vehicle refuge lane for Los Altos Road shall be constructed when the ADT on Los Altos Road reaches five hundred
(500) vehicles per day, with the development of the twenty-seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The vehicle refuge lane for the driveways accessing Lots 109-112 shall be constructed with the development of any
portion of Lots 109-112.
(vii) The improvements required to achieve a minimum of five hundred fifty (550) feet of sight distance shall be
constructed at the intersection of Los Altos Road and State Highway 41 and at the intersection of the driveway serving
Lots 109-112 and State Highway 41. Improvement plans for the site distance improvements shall be submitted for review
and approval by Caltrans and the City Engineer prior to approval of the Master Development Plan.
The site distance improvements for Los Altos Road shall be constructed when the ADT on Los Altos Road reaches five
hundred (500) vehicles per day, with the development of the twenty-seventh lot in Phase 1, or within three (3) years of
the issuance of building permits for Phase 1, whichever is earlier.
The site distance improvements for the driveways accessing Lots 109-112 shall be constructed with the development of
any portion of Lots 109-112.
(viii) Advisory and warning signage shall be installed along State Highway 41 to advise drivers of the approaching
intersection with Los Altos Road and the driveway serving Lots 109-112. Signage shall be installed which indicates a left -
turn lane ahead. Improvement plans for the signage improvements shall be submitted for review and approval by
Caltrans and the City Engineer prior to approval of the Master Development Plan.
The signage improvements for Los Altos Road shall be constructed when the ADT on Los Altos Road reaches five
hundred (500) vehicles per day, with the development of the twenty-seventh lot in Phase 1, or within three (3) years of
the issuance of building permits for Phase 1, whichever is earlier.
The signage improvements for the driveways accessing Lots 109-112 shall be constructed with the development of any
portion of Lots 109-112.
(ix) Designated right -turn lanes shall be constructed on State Highway 41 for westbound traffic entering both Los Altos
Road and the driveway serving Lots 109-112. Improvement plans for the right -turn lanes shall be submitted for review
and approval by Caltrans and the City Engineer prior to approval of the Master Development Plan.
The right -turn lane for Los Altos Road shall be constructed when the ADT on Los Altos Road reaches five hundred (500)
vehicles per day, with the development of the twenty-seventh lot in Phase 1, or within three (3) years of the issuance of
building permits for Phase 1, whichever is earlier.
The right -turn lane for the driveways accessing Lots 109-112 shall be constructed with the development of any portion of
Lots 109-112.
(x) Curve widening shall be constructed on the following roads where curve radii is less than two hundred (200) feet.
Curve widening shall be constructed in conformance with Section 4, Paragraph F of the City Standard Specifications, or
as approved by the City Engineer. Plans for the curve widening shall be submitted for review and approval by the City
Engineer prior to the approval of the Master Development Plan.
a. Laurel Avenue from Santa Lucia Road to Cenegal Road.
b. Cenegal Road from Laurel Avenue to the project boundary.
The curve widening shall be constructed when the ADT on Laurel Avenue reaches five hundred (500) vehicles per day,
with the development of the thirty-eighth lot in Phase 2, or within three (3) years of the issuance of building permits for
Phase 2, whichever is earlier.
(xi) A three-foot wide Class I I base or other all weather surface walkway shall be provided along one side Cenegal Road
from the project boundary to Laurel Avenue and along Laurel Avenue from Cenegal Road to Santa Lucia Road, or as
approved by the City Engineer. Improvement plans for the walkways shall be submitted for review and approval by the
City Engineer and Community Development Director prior to approval of the Master Development Plan.
ITEM NUMBER:
DATE: 01-07-03
The three -foot -wide pedestrian walkway shall be constructed when the ADT on Laurel Avenue reaches five hundred
(500) vehicles per day, with the development of the thirty-eighth lot in Phase 2, or within three (3) years of the issuance
of building permits for Phase 2, whichever is earlier.
(4) Drainage.
(i) All drainage improvements shall be constructed in accordance with the City Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
(ii) A grading and drainage plan for each lot, prepared by a registered civil engineer, shall be submitted for review and
approval by the City Engineer prior to the issuance of building permits. A registered civil engineer shall provide a written
statement that all work has been completed and is in full compliance with the approved plans and the Uniform Building
Code (UBC).
(iii) An erosion control plan addressing interim erosion control measures to be used during the construction shall be
submitted for review and approval by the City Engineer. Erosion control measures shall be in-place between October 1 st
and April 1st.
Prior to issuance of Grading Permits, and if required under the Clean Water Act (CWA), the applicant shall obtain the
necessary permits in compliance with the requirements of the National Pollutant Discharge Elimination System (NPDES).
(5) Utilities.
(i) All relocation and/or alteration of existing utilities shall be the responsibility of the applicant.
(ii) The applicant shall submit a composite utility plan signed and approved by a representative for each public utility
company along with the improvement plans.
(iii) The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground. Fire hydrants
shall be installed at locations as required by the City Fire Marshal. Utilities shall be extended to the property line frontage
of each parcel or its public utility easement.
(iv) Any utility trenching in existing streets shall be overlayed to restore a smooth riding surface to the satisfaction of the
City Engineer.
(6) General.
(i) A Preliminary Soils Report shall be prepared for the property to determine the presence of expansive soil or other soil
problems and shall make recommendations regarding grading of the proposed site. A final soils report shall be submitted
by the soils engineer prior to the final inspection and shall certify that all grading was inspected and approved and that all
work done is in accordance with the plans and the preliminary report.
(ii) All improvements shall be covered with a one hundred percent (100%) Performance Guarantee and a fifty percent
(50%) Labor and Materials Guarantee until the improvements are deemed substantially complete by the City Engineer.
Prior to the final inspection of the improvements, and before the other guarantees mentioned in this condition are
released, a ten percent (10%) Maintenance Guarantee shall be posted to cover the improvements for a period of one (1)
year from the date of the final inspection. The guarantee amounts shall be based on an engineer's estimate submitted by
the project engineer and approved by the City Engineer. The Guarantees posted for this project shall be approved by the
City Attorney.
(iii) A mylar copy and a blue line print of as -built improvement plans, signed by the registered engineer who prepared the
plans, shall be provided to the City Engineer prior to the final inspection.
(iv) The applicant shall acquire title or interest in any off-site land that may be required to allow for the construction of the
improvements. The applicant shall bear all costs associated with the necessary acquisitions.
(v) All improvements shall be completed or bonded for prior to the approval of the Master Development Plan. If the
improvements are to be bonded, the applicant shall enter into a Performance Agreement with the City. The form and
content of the Performance Agreement shall be reviewed and approved by the City Engineer and City Attorney. (Ord.
286 § 3 Exh. C, 1995)
ITEM NUMBER:
DATE: 01-07-03
Attachment 6: 3F Meadows Final EIR
This Exhibit is attached as a
separate document.
Draft Resolution PC 2003-0010
January 7, 2003
Page 1
Attachment 7 Resolution of Master Plan of Development Approval
DRAFT
RESOLUTION 2003-0010
A RESOLUTION OF THE ATASCADERO PLANNING
COMMISSION RECOMMENDING THE MASTER PLAN OF
DEVELOPMENT FOR THE PD -11 / 3F MEADOWS PROJECT IS
CONSISTENT WITH THE PROJECT EIR AND MITIGATION
MONITORING PROGRAM
(PD -11 / 3-F Meadows / Shetler Construction)
WHEREAS, the City Council approved Lot Line Adjustment 94005 (ATAL 94-
002), Road Abandonment 94-001, and Zone Change 94-0001 on February 28, 1995; and
WHEREAS, the City Council certified the Final Environmental Impact Report
prepared for the project on February 28, 1995 finding that it is in full compliance with the
California Environmental Quality Act; and
WHEREAS, Lot Line Adjustment Map 2000-0005 (ATAL 00-192) has been
reviewed and found to be in conformance with Lot Line Adjustment Map 94005 (ATAL
94-002) approved by the City Council on February 28, 1995; and,
WHEREAS, PD -11 requires a Master Plan of Development to be approved prior to
recordation of the final map; and,
Draft Resolution PC 2003-0010
January 7, 2003
Page 2
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds
as follows:
Xi
1. The Master Plan of Development shown in Exhibit A and dated 11-14-02 is
consistent with PD -11 and the project EIR.
2. The Master Plan of Development shown in Appendix B of the EIR is consistent
with PD -11 and the project EIR.
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
David Bentz
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER:
DATE: 01-07-03
Exhibit A: 3F Meadows Master Plan of Development
ITEM NUMBER:
DATE: 01-07-03
Attach maps here
ITEM NUMBER:
DATE
Planning Commission Staff Report
Conditional Use Permit 2002-0055
Schulte House Bed and Breakfast
7129 San Gregorio Rd.
(Tom and Nancy Cadwell)
SUBJECT:
4
n1 _n7_n'1
The proposed project is an application for a Condition Use Permit (CUP 2002-0055) to establish a
bed and breakfast at an existing single-family residence. The use would accommodate a maximum
of 10 guests (5 guestrooms). No new construction is proposed beyond what is required per the
uniform building code for the proposed use.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution No. PC 2003-0002, to approve Conditional Use Permit
2002-0055 to establish a bed and breakfast at an existing residence, subject to the findings,
conditions, and exhibits as attached.
SITUATION AND FACTS:
1. Applicant:
2. Representative:
3. Project Address:
4. General Plan Designation:
5. Zoning District:
6. Existing Use:
7. Environmental Status
BACKGROUND:
Tom and Nancy Cadwell
Joe Elkins, Architect
7129 San Gregorio Rd.
Suburban Estates (SE)
Residential Suburban (RS)
Residential
Mitigated Negative Declaration
ITEM NUMBER: 4
DATE: 01-07-03
The subject property was designed in 1983 by architect Marcel Sedletzky. The home was designed
to blend in with the natural terrain and follow the contours of the site, minimizing the impacts to
trees and natural features of the 4.5 acre site. The design intent was to integrate the indoor and
outdoor environments, allowing for ample connections to outdoor balconies and patios. The home,
originally commissioned by the Shulte family, was used both as their primary residence and as an
office for Mr. Shulte who was a practicing psychiatrist. The home has since been purchased by the
applicant.
Project Description:
The proposed project consists of a request to establish a bed and breakfast at the existing residence.
Per the zoning ordinance, and state licensing requirements, the home will remain the primary
residence for the applicant. The bed and breakfast will offer no more than 5 guest suites, allowing
for a maximum of 10 guests at capacity. No organized events associated with the bed and breakfast
will be permitted at the property.
STAFF ANALYSIS:
1. Site description:
The site, located at 7129 San Gregorio Rd., is an approximately 4.5 -acre parcel with an existing
5,203 square foot main residence, 971 square -foot attached guest apartment, and 976 square foot
detached garage and loft. Both the home and site provide a very unique setting which lends itself to
both indoor and outdoor entertaining of guests. An indoor swimming pool and game room connects
the main living space to the guest suite located in the east wing of the residence. Other home and
site amenities include an outdoor fire place and multiple indoor seating alcoves. Guest parking
currently exists directly off of the circular drive approach. The site is surrounded on each side by
ITEM NUMBER: 4
DATE: 01-07-03
single-family residential lots of the RS zoning designation, ranging in size from approximately 1.2 -
acres to 4.2 -acres.
2. General Plan and Zoning:
The General Plan designation for the subject parcel is Suburban Estates, with a corresponding
Zoning District of Residential Suburban (RS). The proposed bed and breakfast use is allowed with
the approval of a Conditional Use Permit. Per zoning code section 9-3.701, a bed and breakfast is
defined as:
"Transient lodging establishments primarily engaged in providing overnight or
otherwise temporary lodging for the general public. Such establishments provide limited
meal service, generally breakfast, for lodgers"
3. Project Scope:
The proposed bed and breakfast use includes a maximum of 5 guest rooms within the existing
residence and loft. In order to comply with applicable state regulations, the applicant would be
limited to the use of 5 guest rooms for the bed and breakfast. The guestroom specifications are as
follows:
Table 3.A Room Specifications
Guest
Room #
Room Area square feet
# Beds
1
154
1
2
156
1
3
180
1
4
165 (total 971 sqft suite)
1
5
240 (detached loft)
1
Residents
Quarters
210
1
Main Residence Floor Plan
ITEM NUMBER: 4
DATE: 01-07-03
�R 5 Guest Suite
4�
Pool
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Rec.
room
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\ 1`I
7�e
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* guestroom # 5 is located above the detached (refer to site plan)
4. Circulation & Parking
ITEM NUMBER: 4
DATE: 01-07-03
The main lot is accessed off of San Gregorio Rd. by way of a 12 -foot wide driveway on a separate
1/4 -acre parcel, which is also owned by the applicant. Currently, two adjoining neighbors also use
this driveway for access to their property. The City Engineer has estimated trip generation to be at
4-5 trips per day per guestroom. As a comparison, trip generation for one home is established at 10
trips per day. The residence is located at the end of the shared drive. The property is gated and is
connected to a touchpad entry system. There is adequate room at the gate entrance for one car to
queue without obstructing access to the adjoining properties.
The shared driveway to the project is difficult to enter as it is on a blind curve in San Gregorio
Road. A small berm fronts the driveway at San Gregorio Road causing vehicles entering the
driveway to slow as they turn off of San Gregorio Road. The shared driveway to the project is
currently 12 -feet wide which is too narrow to accommodate two-way traffic. As a solution to this
problem, and in order to not compound the existing neighborhood situation, staff is recommending:
1) that signage be appropriately placed to notify visitors of the driveway entrance location and 2)
that alterations be made to the drive entrance (See discussion of Neighbor concerns below).
ITEM NUMBER: 4
DATE: 01-07-03
The on-site driveway loops through the site accessing the residence and the detached garage/loft
before returning to the gate. There is an existing parking area to the left side of the residence which
can accommodate guest parking. Parking within this area does not overlap with the current
driveway width. The entrance to the site will be properly signed to minimize traffic impacts to the
residential neighborhood, as discussed below.
5. Public Health and Safety:
Prior to business license issuance, the home will be renovated to comply with all uniform building
code requirements. The home provides an adequate number of exits with each guestroom having
outdoor access. County Health Department approval shall be required prior to the City granting a
business license (Condition # 4).
6. Neighbor Concerns:
Staff has met with the two adjacent neighbors who are concerned about certain aspects of the
proposed bed and breakfast. The applicants have also met with their neighbors to discuss possible
solutions and mitigations. The neighbor concerns are as follows:
❑ Driveway Safety:
Neighbors have explained that, in order to pick up their mail, the three residents gaining
access from the shared driveway occasionally park in the driveway to collect their mail
which is located across the street. Because the 12 foot wide driveway is not wide enough for
cars to pass, visitors trying to enter the property must wait on San Gregorio for the drive to
clear. San Gregorio is narrow and curves at the point at which the property gains access
thus, stopping for long periods of time within the street impedes traffic on San Gregorio.
Staff Response: Planning and Engineering staff have reviewed the driveway entrance
conditions. While the location of the mail boxes in relation to the property is an existing
problem, staff believes that any increases in traffic due to the establishment of a bed and
breakfast would further compound the problem. Staff is therefore recommending that the
driveway be widened to allow vehicles to temporarily park or pass along the access drive
and that the drive centerline be striped. (Condition # 5 & #6)
❑ Light intrusion onto adjacent properties:
Neighbors have expressed concerns over additional lighting at the gated entrance to the
subject property. Neighbors sharing the access drive want to ensure that there will be no
negative effects from night lighting onto their property and that any additional lighting will
not be directed toward their homes.
Staff Response: No additional lighting is proposed. However, a condition has been added
that any future installation of lighting along the property lines, including lighting at the entry
ITEM NUMBER: 4
DATE: 01-07-03
gate, will require staff approval to ensure that there are no negative impacts to neighboring
residents. (Condition # 7)
❑ Poor site distance along San Gregorio at the entrance:
Neighbors are concerned that the location of the main driveway entrance off of San
Gregorio poses safety issues associated with drivers who are not familiar with the area. The
driveway entrance is located at a curve along San Gregorio, causing site visibility problems
for motorists entering the site.
Staff Response: The access parcel owned by the applicant measures approximately 50 feet
in width along the San Gregorio frontage. Staff is recommending that visibility to the site be
increased by 1) appropriately landscaping the access drive to eliminate any visual
impairments (Condition # 8 & # 9), 2) requiring the applicant to place appropriate signage at
the eastern corner of the access parcel to notify visitors of the entrance approach (Condition
# 10). In addition, the driveway widening, as identified below, will improve site ingress and
egress.
ITEM NUMBER: 4
DATE: 01-07-03
❑ Guests trespassing onto adjacent properties:
Adjoining neighbors are concerned that guests might turn onto the adjacent properties
private drive if they cannot locate the entrance to the subject property.
Staff Response: Staff is recommending that the applicant install a directionary sign to
clearly mark the entrance to the bed and breakfast. In addition, signage shall identify the
private driveway entry for the two adjoining residence, with the permission of the property
owner, to further delineate access to the Bed and Breakfast. (Condition # 11)
❑ Increases in the number of guests:
Neighbors have expressed concerns that the bed and breakfast could accomodate additional
guests above the proposed 10 -guest accommodation.
Staff Response: Staff has visited the property and reviewed the floor plans and bed and
breakfast operation with the applicants. Many of the proposed guest rooms are of a size
which would limit the number of guests to two per room, as shown in Table 3-A above. The
applicant is not proposing any new construction or expansion of guestrooms. According to
the applicant, the creation of family suites will not increase the size of the rooms nor
increase the number of guests to be accommodated in each room. The applicant has
suggested the possibility of creating a shared space for family members, using existing
ITEM NUMBER: 4
DATE: 01-07-03
alcoves throughout the house, which are private and not accessible to other guests. The
maximum number of guests that can be accommodated at capacity would remain at ten (10).
❑ Possible caretaker's residence:
Neighbors are concerned with the prospect of creating a second residential unit on the
property to be used as a caretaker's residence, as stated in the applicant's original
proposal.
Staff Response: Because the bed and breakfast is linked to an underlying residential use,
the establishment of a bed and breakfast will not preclude the applicant or any future owner
of establishing a second unit on the property. The applicant agrees with staff and has
withdrawn the request for a caretaker's residence. The detached building currently is
designed with a garage and restroom facilities on the ground floor and an office space/loft
on the upper floor, which can be included as part of the bed and breakfast use providing no
major alterations are made to the structure. Any future construction on the premises will be
limited to that which is permitted for residential uses within the RS zoning designation.
❑ Aesthetics impacts:
Neighbors are concerned with the visual impacts of guest vehicles both entering and leaving
the site, and parked within the provided parking area(s).
Based on site visits, staff concludes that the parking area located directly to the west of the
main residence is not directly visible from adjacent properties. Parking at the detached
garage location could potentially be visible from properties to the east of the project
location, however, the detached garage only allows for one additional car to be parked
outside of the garage structure at any given time. Thus, staff believes that any visual impacts
attributed to guest parking are negligible. The applicant will be required to provide
landscaping along the shared access drive to eliminate any negative impacts to adjacent
residents caused by vehicle headlights (Condition #9).
❑ Air Quality:
Neighbors feel that the increase in vehicular travel to and from the site would create
cumulative air quality impacts.
Standards established in the Air Quality Handbook state that "a project that produces 10
pounds a day of emissions will have a significant effect on air quality." The construction of
35 homes would result in the production of 10 pounds of emissions per day, therefore, the
potential addition of 5 vehicles traveling within a range of 4-5 trips/day does not meet the
established standards for significant impacts to air pollution.
ITEM NUMBER: 4
DATE: 01-07-03
❑ Emergency Vehicle Access:
Neighbors are concerned that emergency vehicles will be impeded by guest parking and the
existing entry gate. There are additional concerns that fire response will be delayed or
inhibited to both surrounding parcels and the project location with the establishment of the
bed and breakfast.
The fire marshal and city engineer have reviewed all project plans and proposals. The
current guest parking location does not impede the existing driveway. The property is
located within the fire departments 5 -minute or less response time area. Plans currently
show the location of 3 fire hydrants within the distance required by code. The added
driveway width identified above will improve site access to all properties.
7. Noise:
Due to the intensification of use, some increase in noise levels should be anticipated with the
establishment of a bed and breakfast in a residential area, however it is not anticipated that the use
would produce noise levels in excess of what is allowed under the current Noise Ordinance.
Furthermore, the home is situated on 4.5 acres and is located below the level of surrounding houses.
A small-scale bed and breakfast is considered to be compatible with residential uses and any
increases in noise level attributed to 10 additional guests on the property are not expected to be in
violation of the City noise ordinance.
8. Environmental Determination:
The Initial Study concluded that there would be no significant harm to the environment as a result
of this Conditional Use Permit. Mitigation measures and conditions of approval have been
incorporated into the project. A proposed Mitigated Negative Declaration has been prepared for the
project and certification of the Mitigated Negative Declaration is included in draft Planning
Commission Resolution 2003-002.
9. Findings:
There are five standard findings required for the approval of a Conditional Use Permit. It is staff s
opinion that all of the following findings can be made for the proposed project, subject to the
conditions and exhibits as attached.
1. The proposed use is consistent with the General Plan.
2. The proposed use satisfies all applicable provisions of the Zoning Ordinance.
3. The establishment, and subsequent operation or conduct of the use will not, because of the
circumstances and conditions applied in this particular case, be detrimental to the health,
safety or welfare of the general public or persons residing or working in the neighborhood
ITEM NUMBER: 4
DATE: 01-07-03
of the use, or be detrimental or injurious to the property or improvements in the vicinity and
the use.
4. The proposed use will not be inconsistent with the character of the immediate neighborhood
or contrary to its orderly development.
S. The proposed use will not generate a volume of traffic beyond the safe capacity of all roads
providing access to the project, either existing or to be improved in conjunction with the
project, or beyond the normal traffic volume of the surrounding neighborhood that would
result from full development in accordance with the Land Use Element.
CONCLUSION:
The subject property offers a unique site and home setting which could offer numerous amenities to
guests and visitors with the establishment of a bed and breakfast. The neighborhood surrounding the
subject property is primarily comprised of large residential lots. The proposed bed and breakfast use
is consistent with the General Plan and Zoning Ordinance when allowed by Conditional Use Permit.
Staff concludes that the proposed use, as conditioned, is consistent with the residential character of
the surrounding neighborhood.
ALTERNATIVES:
1. The Planning Commission may add or modify project conditions for the proposed project.
2. The Planning Commission may deny approval of the proposed preschool use if it is found to be
inconsistent with the General Plan or if required findings cannot be made. Motions to deny must
include a finding for denial.
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: Kelly Davis, Assistant Planner
ATTACHMENTS:
Attachment 1: Vicinity Map
Attachment 2: Site Plan
Attachment 3: Lower Floor Plan
Attachment 4: Upper Floor Plan
Attachment 5: Site Photos
Attachment 6: Neighbor response letters
Attachment 7: Negative Declaration neighbor comment
Attachment 8: Draft Resolution # PC 2003-0002
Exhibit A: Mitigated Negative Declaration
ITEM NUMBER:
DATE: 01-07-03
Exhibit B: Conditions of approval
Exhibit C: Site Plan
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 7
Vicinity Map
CUP 2002-0055
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 2
Site Plan
CUP 2002-0055
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ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 3
Lower Floor Plan
CUP 2002-0055
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 4
Upper Floor Plan
CUP 2002-0055
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 5
Site Photos
CUP 2002-0055
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 5
Site Photos
CUP 2002-0055
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 5
Site Photos
CUP 2002-0055
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 5
Site Photos
CUP 2002-0055
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 5
Site Photos
CUP 2002-0055
Guestroom #4 - kitchen
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 5
Site Photos
CUP 2002-0055
Guestroom #4 — living room Guestroom #4 - bedroom
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 6
Neighbor Response Letters
CUP 2002-0055
)�U55 I�i�/l�'f/T • 71155,7# 4'repm Rood-rltoscodero, Cyi 93422 - (905) 455--1738
30 December 2002
Mr. Warren M. Frace, Community Development director
Ms. Kelly Davis, Assistant Planner
Members, Atascadero City Planning Commission
Discussion regarding Application for Conditional Use Permit 2002-0050
I have real mixed emotions regarding this application. A property rights advocate by
nature I feel strongly that a man should be able to do whatever he wishes within and upon
his property. Provided of course that his intended use does not impact or encroach on his
neighbors. In my humble opinion encroach is precisely what is happening. To compound
this situation I personally don't believe Planning Staff have been provided appropriate
candid accurate information sufficient to perform an informed analysis.
The project description as delineated on the Notice of Public Hearing suggests that 5
existing bedrooms are to be converted to a Bed and Breakfast for both permanent
residences and guests. Further it suggests that no required construction is anticipated.
In reviewing the narrative contained within the project file in the City Planning
department this project is described as being conversion of 3 bedrooms; or, conversion
of 5 bedrooms: or, conversion of the existing barn for caretakers quarters and 3-5
bedrooms in the existing residence for guests. These discrepancies continue into the
Initial Study document for determining the Environmental Declaration.
Discussion item 9.b. .12) states that a permanent residence for caretakers as well
as 5 guestrooms for patrons is contemplated. Yet in discussion item 12.a. (pq.14) states no
new residential units are proposed and 12.b/c. states that no persons will be displaced.
Discussion item 15.a/b (pg.lb) limits transient lodging to 5 guest bedrooms. Each of these
options creates a specific dynamic. A rather spontaneous meeting on 22 December only
added to any confusion or concern. Neighbors were told, by the applicants, of plans to
make certain suites of rooms available to families. Also that there had been no
opportunity to discuss this among the neighborhood because the City was sort of
"rushing" it through; that the applicant anticipates exercising her skills as a gourmet
cook; were shown several areas through -out the residence where remodeling and
renovation might occur.
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 6
Neighbor Response Letters
CUP 2002-0055
Comment on file in the project file in a correspondence from Mr. Joe Elkins suggests
no new construction, comment #2 and comment #5 suggests no hot meals are to be
available. Further review finds that the City's rush through this process began in March
or April at the applicant's request. Duh!
Providing suites for family use creates an entirely different dynamic than is afforded
by 3 to 5 guestrooms available for single or double occupancy.
This property, under review for Conditional Use Permit, was purchased in November of
2000. For a substantial portion of the time since the property has been on the market
for sale. It apparently it still is - see attached from 29 December Telegram Tribune.
The applicants hove not had, or taken, the opportunity to become neighbors as they
live behind a locked gate with an unlisted telephone, work out the area, travel outside of
California and the Country and maintain residence in at least one other community. Only
one or two even knew the applicant's name.
This proposed use cannot be considered an asset to our neighborhood by any
definition. In my opinion it is probably not particularly even an asset to the community at
large. Rather, it is an offensive intrusion into an old established community of folks -
neighbors - comfortably living in a secluded private atmosphere. Some have enjoyed this
environment for 20, 40 or 50 years. We know each other, have watched each other's
children grow up, watched after each other's pets and livestock, collected each other's
mail, comforted one another in sickness and death. This proposed use, single-minded and
selfish is an unwarranted trespass into an established residential setting, in my opinion
lacking any redeeming value except private gain.
I respectfully submit that your obligation as Planning Commissioners is to weigh
heavily the "unconditional" uses that already exist on 100% of the surrounding properties.
Consider carefully our rights and wishes, the concerns of a small community of friends
who have lived here, worked here, participated not just in our neighborhoods growth and
development but in the Atascadero community at large. Having paid our dues we plan to
stay here and carry on.
My plea is simple Reject this proposed Conditional Use Permit application. Short of
that, so heavily condition the use that the contiguous 5 properties and greater
surrounding neighborhood and their collective lifestyle are amply protected.
Thank you for your consideration.
Qd�(
I'Zuss Wright'
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 6
Neighbor Response Letters
CUP 2002-0055
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TASCADERO — This
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Mexican paver tiled patio
lined with mature
and a cite fire pit. There is
.eland cypress and California
also a barn with interior and
oak trees.
exterior kennels, heated con -
This proper was built in
trete floors, a full bath with
984, coZIe of a gated
elevated tub for grooming
ourtyard and main house
and a carpeted loft.
totalWtg 3,000 square feet),
This home offers too many
onnecting recreation wing
amenities to 11sN Priced at
vith pool table, lap pool and
$1,195,000. Please call Mary
trium. The private guest
Moloney of Coidwell
ondo has its own kitchen,
BankerVista Associates at
rving room, bedroom, bath
805-471-5363 for more
nd dressing room (totalling
information or to
,000 square feet). There is
schedule a tour.
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 6
Neighbor Response Letters
CUP 2002-0055
Conditions Requested to be placed on CUP 2002-0050
Including but not limited to the following:
First and foremost that someone start telling the truth.
this would at least let Planning staff adequately analyze this application
2. A privacy fence from existing solid tree screening across easterly P.L. to shoulder of
hill. Then a fence of sufficient materials to prevent access by two footed and four
transient guests be installed from the termination of privacy fence to southerly P.L.
similar requirements should also apply to properties to the North and East.
3. Appropriate signs of a size and placement that clearly direct traffic (vehicle and foot)
away from adjacent private property.
this should be included in the aggregate total allowable signage square footage.
4. An appropriate sign defining which is "Private drive".
this too should be included in aggregate total square footage.
5.The entrance to common driveway at San Gregorio be cleared, widened and paved to an
adequate width such that two ordinary sized vehicles can pass safely.
6. The driveway from Son Gregorio to the point at which it divides be widened and paved
sufficient for two ordinary vehicles can pass safely. Appropriate stripping should be
provided to delineate entrance and exit lanes.
7. The driveway portions on applicant's property be maintained and groomed such that
allowed ingress and egress is not diminished or impeded in any way.
8. Fire sprinklers in fact be installed and maintained operational.
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 6
Neighbor Response Letters
CUP 2002-0055
December, 30'" 2002
To Warren Frace and The Planning Commission:
Re: Cadwell B&B application.
First, I would like to say that the application has so many
discrepancies in it, I don't see how it can even be evaluated correctly by
the Planning Commission. I quote from a letter dated 3/13/2002 titled:
Project Intention, Application for Conditional Use Permit: "Owner
plans to offer only 3 Suites for rental in the upcoming year, reserving
the eastern bedroom wing for family use." The applicant told me that
they want 5 bedrooms permitted for use and that the eastern bedroom
wing would be rented to families. That is two different stories and I
don't know which, if either is true.
The Architecture Report from N. Joe Elkins has many discrepancies
in it. Item #2 calls for "conversion of barn to caretakers residence." The
application states no new construction. How can a barn become a
residence without construction? And what does the second residence
have to do with a B & B application? Item #3 calls for a 3 by 4 -foot
sign; however, the applicant told me that a 2 food oval sign would be
used. Which is it? Item #5 states "Hot meals are not intended"
however, I was told by the applicants how they love to cook for and
entertain guests and that they plan to cook for the guests. Are hot meals
to be served, or not? Item #6 calls for 5 bedrooms with 10 guests. Is it 3
rooms or 5 rooms? Item #7 states that "Fire sprinklers were installed."
This may not be accurate. I never saw sprinklers in the house and was
told by the applicant that they would contest this requirement due to the
great expense involved. Item#9 States "All improvements are shown
and exist now. No work is proposed." Again I ask, how does a barn
become a residence without work being done?
I would also like to point out that there is a single lane road that
provides ingress and egress for not only the applicant's property but
also for two other homes one of which is mine. This entrance is very
dangerous and will not provide enough room for vehicles entering and
exiting at the same time. This is an accident waiting to happen and
increased traffic with unfamiliar drivers will only cause that accident to
happen sooner. Near miss accidents already occur regularly.
I have a real estate license and know how the game works. This home
has been on the market for the last year and did not sell. This
application could be a realtor's wish list of added amenities to help
market this property. The character of our neighborhood will be
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 6
Neighbor Response Letters
CUP 2002-0055
severely damaged forever if this application is not denied. Please have
all the true facts before you when a decision is made. Only then will
that decision be appropriate. This is a single-family residential lot.
Zoning district: Residential Suburban General Plan Description: Rural
Estates. That is the intended purpose of this area. These properties
were purchased for that specific reason. Acreage, privacy, room for
livestock and safety. A business in our neighborhood can only be
detrimental to everyone except the applicant. I don't feel that one
persons desires should be allowed to negatively affect the entire
neighborhAWo
od fo
reve ve.
-
Arthur T Appleby
DF
hr�ce a C
Debra A Appleby
7125 San Gregorio Road
Atascadero, CA
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 6
Neighbor Response Letters
CUP 2002-0055
December 31, 2002
To: Warren Frace and The Planning Commission
Re: Cadwell B&B application
This is my second letter to you; however, new news has come out that I feel
is quite relevant. While reading the Sunday 12/29/2002 Tribune I saw a real
estate ad for the property in question. When I called Mary Moloney of
Coldwell Banker Vista Associates in San Luis Obispo she told me that this
property is now available for sale. She also said that the owners were in the
process of "adding more value to the property" by getting a Bed and
Breakfast License and adding a second residence to the grounds. These
added amenities would increase the asking price, she said, so I should not
waste any time if I want to make an offer on this property. This does not
support many of the statements made by the applicants with regards to living
here in Atascadero and running a Bed and Breakfast. Again I ask that all the
true facts be known before any decision is made.
)�4--
Arthur
Appleby I
7/OS' San %reg,orio lZoa�
RECEIVED
DEC 3 1 2002
COMMUNITY DEVELOPMENT
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 7
Negative Declaration Neighbor Comment
CUP 2002-0055
i;�U55 WR/lfi'T - 7//5.5117 f'reFori0 Rood-,atoscode", 671 .93422 - (805) 455--/738
30 December 2002
Mr. Warren M. Froce, Community Development Director
Ms. Kelly Davis, Assistant Planner
Members, Atascadero City Planning Commission
Challenge to Draft Negative Declaration #2002-0050
I would like to formally challenge the proposed negative declaration finding, in general, as
delineated for a Conditional Use permit at 7129 San Gregorio Rd.
Finding 1. The project does not have the potential to degrade the Environment.
This project, in each of its various conceptions, has every potential for environmental
degradation. First, by the dramatic change to the rural secluded nature of the
neighborhood. Secondly, by the potential marked increase of addition automobile traffic
into and through the private portion of neighboring properties.
Finding 2. The project will not achieve short-term to the disadvantage of long-
term environmentalgoals.
What in the world did somebody just say ??
Finding 3. The project does not have impacts which are individually limited, but
cumulatively considerable.
Precisely the opposite is true. One guest in one vehicle, individually may be a limited
impact. But, however, the cumulative effect of five groups in potentially more than one
vehicle each, has the probability of a great impact.
Finding 4. The project will not cause substantial adverse effects on human beings
either directly or indirectly.
This project already has! The sporadic infusion of transients, outsiders to an otherwise
secluded rural and private neighborhood, will undoubtedly greatly encumber each
permanent resident to one degree or another. The cumulative effects of an increase in
vehicle traffic on an already limited access will surely effect ingress and egress of
existing users; the unwanted sightseers who may be, 1) non -guest visitors who are merely
curious or, 2) registered guest visitors who, for whatever reason, are unable to access
the locked gate. Additionally there will be substantial adverse effects by the invasion of
the private portions of at least three adjacent properties by every single vehicle entering
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 7
Negative Declaration Neighbor Comment
CUP 2002-0055
and leaving project site. This situation compounded at night by required headlights. Any
increase in staff or support or service vehicles will only exacerbate an untenable situation
(additional discussion relating - in review of specifics of Initia/Study). Apart from the
vehicular impacts the seasonal stream upon project site extends beyond the property
boundaries onto two adjacent properties. This invites trespass on the pretense of viewing
and enjoying a great variety of flora and fauna. Registered guests may very well find the
variety of domestic and exotic livestock inviting to include in an evening or morning stroll.
One would expect that outside nighttime activities could be easily controlled. But
appropriate necessary additional outside lighting along travel -ways, walkways or in parking
areas have every probability of stretching beyond project boundaries. These are but a
few of the direct adverse effects. Indirect adverse effects are probably for the most
part immeasurable. With the exception of the potential increase in petty crime. A survey
of several Bed and Breakfast facilities in North County and the Napa Valley suggests an
increase in auto break-ins and vandalism and an increase in property vandalism. Although
it can not been directly connected to Bed and Breakfast activity itself, it is a curious
correlation.
I strongly urge Planning Staff to re -consider a finding for a Negative Declaration and
find, at least, that a Mitigated Negative Declaration is more appropriate. Support for
this position as follows:
1. AESTHETICS
c) potential significant impact. There is in fact no place on the entire project site,
except indoors, when vehicles will not be visible from surrounding adjacent properties -
often even from within existing residences. Traversing onto and off of project
compounds that visibility. Such travel after dark extends this intrusion into adjacent
homes. A single sign, even of "natural materials," will not in and of itself prevent guests
and sightseers from straying onto adjacent properties. Particularly if either is unable to
access the locked gate.
d) potentially significant impact. Existing lighting is not the 'potential" problem. Any
additional lighting prudent to safe movement on and around project site is the potential
and probable impact.
3. AIR QUALITY`.
How can the introduction of five or more additional vehicles each making numerous
trips in and out of project site not add 'cumulative" net of any pollutant?
7. HAZARDS AND HAZARDOUS MA TERIALS:
g/h) potential significant impact. There is presently nothing designating a fire lane.
Doing so to existing paved area will probably eliminate hypothetical guest parking spaces.
Lacking any clearly delineated parking spaces the present driveway could easily be
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 7
Negative Declaration Neighbor Comment
CUP 2002-0055
utilized in a fashion that makes it impassable for emergency apparatus. Cumbersome
access to the electric gate and a situation that might require multiple entries (volunteers
responding to a structure fire: EMT and Ambulance response to a swimming pool accident)
has every potential of impeding an orderly response. Delay in some emergency response
to project site could easily extend a situation to neighboring properties. Particularly fire
in our heavily wooded environment. The nearest fire hydrant is nearly 1000 feet away.
9. LAND USE AND PLANNING:
b) potential significant impact. A small scale B&B and combined residence is in NO way
compatible with surrounding neighborhood character. There are NO populations of
persons on any neighborhood property that come close to the potential scale proposed -
particularly if, as the applicant has indicated to some, their intentions of providing suites
for families. The exception is the Rancour House which houses 6 developmentally disabled
adults but whose use predates Atascadero as a City.
11. NOISE
a) potential significant impact. What are established standards, or applicable standards
for a rural neighborhood? How then does a multiplier of 5 in the case of vehicles and a
factor of 10 in the case of persons not compromise those standards? And those
multipliers increase by an unknown if in fact suites are made available to families.
c) potential significant impact. Existing use for all practical purposes by an absentee or
part-time owner/occupant. One of the applicants works away from the area, the only child
away at school. Introduction of 5 (or more) additional vehicles and 10 (or more) adults
and/or children will, without question, dramatically increase ambient noise levels from
what exists now.
d) potential significant impact. Sharp increases in ambient noise levels will certainly
occur each and every arrival and departure of each and every vehicle each and every one
of the several trips.
15 TRANSPORTATIONITRAFFIC.
a) potential significant impact. A survey of eight existing North County Bed and
Breakfast facilities, three in South County and three in Napa Valley suggests that 4 to 6
trips per guest is not unusual if check-in times were mid-afternoon or later. Even more
vehicle trips are common if check-in time are earlier in the day. An Atascadero City
employee who owns a North County B&B confirms 4-6 trips as probably conservative. This
could result in an additional 20 to 30 vehicle trips by drivers probably unfamiliar with
winding country roads. Additional vehicle trip will surely develop with out -source services;
i.e. cleaning, landscape maintenance, pool care.
c/d) significant impact. These are not "potentially" significant: it is an existing safety
concern that will certainly be exaggerated by any introduction of additional vehicles.
This portion of San Gregorio Road is a blind tight corner. Eastbound traffic can not see
ITEM NUMBER: 4
DATE: 01-07-03
ATTACHMENT 7
Negative Declaration Neighbor Comment
CUP 2002-0055
West bound traffic until committed to a left turn. Westbound traffic approaches from
a long downhill straight section historically traveling much faster than most might
realize. If an Eastbound vehicle continues around the corner a sufficient distance to
clearly observe oncoming traffic it is probably now obscured from any other vehicle
approaching from the rear. The overgrowth of vegetation at the mouth of the driveway
often conceals any vehicle leaving, particularly compact cars. The narrow construct of
the driveway prevents two vehicles to pass conveniently even when inside off the San
Gregorio right-of-way. This driveway is currently common to three properties. The
possibility of 20 to 30 additional guest vehicle trips is untenable. There will also be an
undetermined number of additional staff/support vehicles. The majority of potential
liability would undoubtedly occur within the San Gregorio right-of-way.
f) less than significant with mitigation. There may be adequate space available if
appropriately delineated. But consideration must be given to a configuration that
adequately preserves emergency access.
17.MAAIDA TORY FINDINGS OF SI6NIFICANCF
discussion) this statement is not true. Not individually and not cumulatively.
Again I urge the Atascadero Planning Staff to reconsider granting a Negative
Declaration. At the very least a Mitigated Negative Declaration is appropriate.
Thank you for your consideration.
sell H. Wright
ATTACHMENT 8
Draft Resolution
CUP 2002-0055
DRAFT
RESOLUTION NO. PC 2003-0002
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING A CONDITIONAL USE PERMIT
FOR THE ESTABLISHMENT OF A BED AND BREAKFAST AT AN EXISTING
RESIDENCE IN THE RESIDENTIAL SUBURBAN ZONING DISTRICT
(CUP 2000-0055; Tom and Nancy Cadwell, 7129 San Gregorio Rd.)
WHEREAS, An application has been received from Tom and Nancy Cadwell to consider
Conditional Use Permit 2002-0055 to allow the establishment of a Bed and Breakfast at 7129 San
Gregorio Rd.; and,
WHEREAS, the proposed project is located within the Rural Estates land use designation
of the City of Atascadero's General Plan Land Use Diagram; and,
WHEREAS, the proposed project is located within the Residential Suburban (RS) zoning
district where a bed and breakfast use is subject to the approval of a Conditional Use Permit; 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 Conditional Use Permit; and,
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the
proposed Conditional Use Permit application on January 7, 2003 at 7:OOpm, and considered
testimony and reports from staff, the applicants, and the public; and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Certification of the Proposed Mitigated Negative
Declaration. The Planning Commission finds as follows:
1. The project does not have the potential to degrade the environment when mitigation measures
are incorporated into the project's mitigation monitoring program as conditions of approval;
and,
2. The project will not achieve short-term to the disadvantage of long term environmental goals;
and,
3. The project does not have impacts which are individually limited, but cumulatively
Resolution PC 2002-0078
December 17,2002
Page 2 of 5
considerable; and,
4. The project will not cause substantial adverse effects on human beings either directly or
indirectly; and,
SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission finds
as follows:
1. The proposed project is consistent with the General Plan; and,
2. The proposed project satisfies all applicable provisions of the Zoning Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not, because of the
circumstances and conditions applied in this particular case, be detrimental to the health, safety,
or welfare of the general public or persons residing or working in the neighborhood of the use,
or be detrimental or injurious to property or improvements in the vicinity of the use; and,
4. The proposed project will not be inconsistent with the character of the immediate neighborhood
or contrary to its orderly development; and,
5. The proposed project will not generate a volume of traffic beyond the safe capacity of all roads
providing access to the project, either existing or to be improved in conjunction with the project,
or beyond the normal traffic volume of the surrounding neighborhood that would result from the
full development in accordance with the Land Use Element.
SECTION 3. Approval of Conditional Use Permit. The Planning Commission does hereby
approve Conditional Use Permit 2002-0055 allowing the establishment of a bed and breakfast
within an existing residence at 7129 San Gregorio Rd. (APN 049-183-010, 011), consistent with the
following Exhibits:
EXHIBIT A: Mitigated Negative Declaration
EXHIBIT B: Conditions of approval
EXHIBIT C: Site Plan
Resolution PC 2002-0078
December 17,2002
Page 3 of 5
On motion by Commissioner , and seconded by Commissioner the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: (0)
NOES: (0)
ABSENT: (0)
ABSTAIN: (0)
CITY OF ATASCADERO, CA
David Bentz
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Resolution PC 2002-0078
December 17,2002
Page 4 of 5
EXHIBIT A: MITIGATED NEGATIVE DECLARATION
CUP 2002-0055
Resolution PC 2002-0078
December 17,2002
Page 5 of 5
EXHIBIT B: CONDITIONS OF APPROVAL
CUP 2002-0055
Condition of Approval
Timing
Responsibility
CUP 2002-0055
/Monitoring
PS: Planning Services
BL: Business License
BS: Building Services
BP: Building Permit
FD: Fire Department
TO: Temporary Occupancy
PD: Police Department
F0: Final Occupancy
CE: City Engineer
WW: Wastewater
CA: City Attorney
Standard Conditions
1. The approval of this use permit shall become final and
On Going
PS
effective for the purposes of issuing building permits,
provided the required conditions of approval have been
satisfied, fourteen (14) days following the Planning
Commission approval unless prior to the time, an appeal
to the decision is filed as set forth in Section 9-1.111(b)
of the Zoning Ordinance.
2. Approval of this Conditional Use Permit shall be valid for
On Going
PS
twelve (12) months after its effective date. At the end of
the period, the approval shall expire and become null
and void unless the applicant has received a business
license or applied for an extension of entitlement.
3. The granting of this Conditional Use Permit shall
On Going
PS
apply to APN 049-183-010, 011, regardless of
owner.
Project Conditions
4. San Luis Obispo County Health Department approval
BL
PS
shall be required prior issuance of a city business
license.
5. Prior to business license issuance, the applicant shall be
BL
PS, CE
required to widen the driveway to a width of 20 feet,
subject to the approval of the City engineer.
6. The applicant shall stripe the centerline of the access
BL
PS, CE
drive, subject to the approval of the City engineer.
7. Any additional lighting to be located along the property
On Going
PS
line or at the entrance gate shall require staff approval to
insure no negative effects of light or glare onto to
adjacent properties.
8. Landscaping at the intersection of San Gregorio and the
BL
PS, CE
shared driveway shall be designed appropriately to allow
adequate site distance to and from the site.
9. Prior to business license issuance, the applicant shall
BL
PS
install 12 shade trees along the access drive and shall
provide landscaping appropriately designed to shield
headlight intrusion to adjoining properties, subject to
Resolution PC 2002-0078
December 17,2002
Page 6 of 5
Condition of Approval
Timing
Responsibility
CUP 2002-0055
Mitigation Monitoring Program
/Monitoring
/Monitoring
Measure
PS: Planning Services
OP: Grading Permit
BP: Building Permit
BL: Business License
BS: Building Services
BP: Building Permit
FD: Fire Department
TO: Temporary Occupancy
PD: Police Department
PD: Police Department
FO: Final Occupancy
CE: City Engineer
F0: Final Occupancy BL:
CE: City Engineer
WW: Wastewater
Business License
CA: City Attorney
planning staff approval.
10. Bed and breakfast signage shall be placed at the
BL
PS
eastern corner of the access parcel to direct visitors to
AMWC: Water Comp.
the entrance approach and shall be subject to planning
BL
PS, CE
staff approval. Signage shall:
widen the private driveway located on lot 10 to a width of 20 feet.
■ Be constructed of wood or a similar material
Mitigation Measure 15.d.2: The applicant shall be required to
■ Not exceed 4 square feet
PS, CE
15.d.2
■ Not exceed 42 inches in height
■ Utilize reflective materials for the lettering and
Mitigation Measure 15.d.3: A landscape plan shall be required
BL
address numbers
15.d.3
and shall include the installation of 12 15 -gallon shade trees
11. The applicant shall provide "private drive" signage for
BL
PS
the adjacent properties access way, with the permission
of adjacent property owners.
approval. The landscape plan shall also include shrub
12. Placement of a knox box at the entry gate shall be
plantings designed to screen any light or glare onto adjacent
subject to the approval of the fire marshal.
Exhibit A
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
CUP 2002-0055
OP: Grading Permit
BP: Building Permit
BS: BuildingPlanningServices
TO: Temporary Occupancy
FD: Fire Department
Fl: Final inspection
PD: Police Department
7129 San Gre orio Rd.
g
F0: Final Occupancy BL:
CE: City Engineer
Business License
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation Measure 15.d.1: The applicant shall be required to
BL
PS, CE
15.d.1
widen the private driveway located on lot 10 to a width of 20 feet.
Mitigation Measure 15.d.2: The applicant shall be required to
BL
PS, CE
15.d.2
stripe the centerline of the private driveway on lot 10.
Mitigation Measure 15.d.3: A landscape plan shall be required
BL
PS
15.d.3
and shall include the installation of 12 15 -gallon shade trees
double staked along the shared access drive, subject to staff
approval. The landscape plan shall also include shrub
plantings designed to screen any light or glare onto adjacent
properties.
Mitigation Measure 15.d.4: Bed and breakfast signage shall be
BL
PS
15.d.4
placed at the eastern corner of the access parcel (Lot 10) to
direct visitors to the entrance approach and shall clearly
identify the B&B.
Resolution PC 2002-0078
December 17,2002
Page 7 of 5
EXHIBIT C: SITE PLAN
CUP 2002-0055
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ITEM NUMBER:
DATE
Planning Commission Staff Report
Conditional Use Permit 2002-0083
Pesenti Residence Height Exception
9075 Mountain View Dr.
SUBJECT:
3
n1 _n7_n'1
The proposed Conditional Use Permit (CUP 2002-0083) is a request to grant a height exception
for a single-family residence in the RSF-Y zone. The home is proposed to be a maximum of 40.5
feet in height from finished grade, with a height average of 37.5 feet.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution No. PC 2003-0001, to approve Conditional Use Permit
2002-0083 to grant a height exception for a new single-family residence in the RSF-Y zone, subject
to the findings, conditions, and exhibits as attached.
SITUATION AND FACTS:
1. Applicant: Steve and Mikelee Pesenti
2. Representative: Jack Hanauer, Architect
3. Project Address: 9075 Mountain View Drive
4. General Plan Designation: Single Family Residential (SFR)
5. Zoning District: Residential Single Family (RSF-Y)
6. Existing Use: Single family residence
7. Environmental Status: Categorical Exemption CEQA section 15303 Class 3
ITEM NUMBER: 3
DATE: 01-07-03
STAFF ANALYSIS:
1. Project Description:
The site, located at 9075 Mountain View Drive, is an approximately .6 -acre parcel and is currently
developed as a single-family lot. The site is surrounded on each side by single-family residential
lots of the RSF-Y zoning designation, ranging in size from approximately .3 -acres to 5 -acres. The
single-family residence, which currently exists on the site, will be demolished to allow for the
construction of the proposed residence. As designed, the pitch of the roof increases the height of the
residence 10.5 above what is permitted by zoning. The designer has stated that the setbacks could
potentially be increased to the distance required to qualify for a 10 foot height adjustment, however,
as designed, the residence would exceed this allowance by 6 -inches, thus not qualifying for the
administrative height adjustment. Additionally, the designer has stated that repositioning the home
would disrupt natural drainage patterns across the site and would increase the overall amount of site
grading. The residence, measured at its proposed maximum height would reach 40.5 feet from
finished grade to the top of the roof ridgeline.
2. General Plan and Zoning:
The General Plan designation for the subject parcel is Single Family Residential, with a
corresponding Zoning District of Residential Single Family (RSF-Y). The request for a height
exception on a single-family residence is allowed with the approval of a Conditional Use Permit.
3. Appearance and Neighborhood Character:
The residence meets the code required setbacks and is proposed as follows:
Front:
35 feet
South Side:
5 feet
North Side:
27 feet
Rear:
93 feet
As designed, the proposed residence incorporates a number of architectural elements which de-
emphasize the vertical height of the structure and present a more human scale along the main
facades of the residence. Such elements include a covered porch with unique roof pitch, roof
dormers, and a varied roofline. The layering of the house and porch is designed to provide visual
interest and combat the vertical height of the residence. The unique roof pitch and trim, in
combination with decorative columns and railing, provide depth and creates dynamic plays of light
and shadow, thus bringing attention to the lower portion of the home. The varied roofline and added
roof dormers reduce the perceived mass of the proposed project. The residence proposes to include
a variety of fagade materials including wood siding, natural rock, and lattice siding.
The surrounding residential parcels range from medium to large lot sizes. The homes in the
immediate area are a mixture of older and newer custom homes and range in scale from one to two
ITEM NUMBER: 3
DATE: 01-07-03
stories. The terrain is moderately sloped with building pad elevations varying for each individual
parcel.
4. Public Safety:
The Fire Marshal has determined that the proposed height of the residence will not diminish the
capabilities of lifesaving equipment in the case of an emergency.
5. Environmental Determination:
The project has been determined to qualify for a Class 3 Categorically Exemption under the
provisions of the California Environmental Quality Act (CEQA section 15303; Class 3; New
construction or conversion of small structures).
6. Findings:
There are five standard findings required for the approval of a Conditional Use Permit. It is staff s
opinion that all of the following findings can be made for the proposed project, subject to the
conditions and exhibits as attached.
1. The proposed use is consistent with the General Plan; and,
2. The proposed use satisfies all applicable provisions of the Zoning Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not, because of the
circumstances and conditions applied in this particular case, be detrimental to the health,
safety or welfare of the general public or persons residing or working in the neighborhood
of the use, or be detrimental or injurious to the property or improvements in the vicinity and
the use; and,
4. The proposed use will not be inconsistent with the character of the immediate neighborhood
or contrary to its orderly development; and,
S. The proposed use will not generate a volume of traffic beyond the safe capacity of all roads
providing access to the project, either existing or to be improved in conjunction with the
project, or beyond the normal traffic volume of the surrounding neighborhood that would
result from full development in accordance with the Land Use Element.
In addition to the standard findings listed above, further findings must be made for the approval of a
height exception. It is staff's opinion that these findings can also be made for the proposed project.
6. Thep roposed project will not result in substantial detrimental effects on the enjoyment and
use of adjoining properties; and,
7. The modified height will not exceed the lifesaving equipment capabilities of the Fire
Department.
ITEM NUMBER: 3
DATE: 01-07-03
CONCLUSION:
The proposed residence, although in excess of the residential height requirement, is sited and
designed in such a way as to minimize the perceived height and mass of the building. The proposed
residence reaches its highest point along the northern elevation, where the setback for the nearest
side property line is 27 -feet. The added architectural detailing and variation of roofline reduce the
perceived mass and scale of the residence as a whole and present a sense of proportion along all
facades. Due to the proposed placement and height modulation of the residence, Staff concludes
that the residence as designed will not result in substantial detrimental effects to the neighboring
residents and will be in keeping with established neighborhood character.
ALTERNATIVES:
1. The Planning Commission may add or modify project conditions for the proposed project.
2. The Planning Commission may deny approval of the proposed preschool use if it is found to be
inconsistent with the General Plan or if required findings cannot be made. Motions to deny must
include a finding for denial.
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: Kelly Davis, Assistant Planner
ATTACHMENTS:
Attachment 1: Vicinity Map
Attachment 2: Preliminary Site Plan
Attachment 3: Elevations
Attachment 4: Architectural Rendering
Attachment 5: Neighbor Letters
Attachment 6: Draft Resolution # PC 2003-0001
Exhibit A: Conditions of Approval
Exhibit B: Preliminary Site Plan
Exhibit C: Elevations
ATTACHMENT 1
Vicinity Map
CUP 2002-0083
ITEM NUMBER: 3
DATE: 01-07-03
ATTACHMENT 2
Preliminary Site Plan
CUP 2002-0083
J
to
PL
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 3
Elevations
CUP 2002-0083
11111 be
�I
ITEM NUMBER:
DATE: 01-07-03
ATTACHMENT 3
Elevations
CUP 2002-0083
ITEM NUMBER: 3
DATE: 01-07-03
ATTACHMENT 4
Architectural Rendering
CUP 2002-0083
ITEM NUMBER: 3
DATE: 01-07-03
ATTACHMENT 5
Neighbor Comment Letters
CUP 2002-0083
H. Dieter & Jeanette Heinz
9090 Mountain View lhivc
Atascadcro. California 93422
Phone 805,166.7331
27 December 2002
City of Ataccadcro
Community Ikvelopm nt Ikpartment
6500 Palma Avenue
Atascadcro, California 93422
Subject: Steve and Mikelcc Pescnti
9075 Mountain Vices Drivc
We have received notice of a public hearing to consider a height exception
for the applicants listed above.
We live across the street from Mr. & Mrs. Pcsrnti.
We have no objection to the height of their proposed home.
Sirtcercl�,
11. Dieter I Icinz and Jeanette I Icin?
9090 Mountain Vic%• Drive
Atascadcro, California 93422
REC7�C'
DEC
COW ROW MVELOMAENT
ITEM NUMBER: 3
DATE: 01-07-03
ATTACHMENT 5
Neighbor Comment Letters
CUP 2002-0083
Mora Landscaping
9125 Mourn Vwe. Clrvu • CA 93422 - (O 5) 461 4899 • Lc 0470360
Dec 22, 2002
Planning Department
Atascadero, Ca 93422
Re Pesanb Project /Mountain View Or.
We are writing this letter on behalf of the Pesanti's building protect located next
door to us We reside at 9125 Mountain View We are aware of their current
plans and are in support of the pians and any current amendments We do not
object to the placement of their new home or the height of the hone
We will be glad to give any feedback necessary to get their prosect approved
Please callus Thank You
Sincerely
��-: ti—•L 4-�-- j 1 i.r' 1- • —
Robert and Sandra Mora
ATTACHMENT 6
Draft Resolution
CUP 2002-0083
DRAFT
RESOLUTION NO. PC 2003-0001
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING A CONDITIONAL USE PERMIT
TO GRANT A HEIGHT EXCEPTION FOR A SINGLE FAMILY RESIDENCE IN THE
RESIDENTIAL SINGLE FAMILY ZONING DISTRICT
(CUP 2000-0083; The Pesenti Residence; 9075 Mountain View Drive)
WHEREAS, An application has been received from Steve Pesenti to consider Conditional
Use Permit 2002-0083 to grant a height exception for a single family residence at 9075 Mountain
View Drive; and,
WHEREAS, the proposed project is located within the Single Family Residential land use
designation of the City of Atascadero's General Plan Land Use Diagram; and,
WHEREAS, the proposed project is located within the Residential Single Family (RSF-Y)
zoning district where a residential height exception is subject to the approval of a Conditional Use
Permit; and,
WHEREAS, a Categorical Exemption, under the California Environmental Quality Act
(CEQA) section 15303 New Construction or Conversion of Small Structures, Class 3, has been
prepared; and,
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the
proposed Conditional Use Permit application on January 7, 2003 at 7:00 p.m., and considered
testimony and reports from staff, the applicants, and the public; and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for approval of Conditional Use Permit. The Planning Commission finds
as follows:
1. The proposed project is consistent with the General Plan; and,
2. The proposed project satisfies all applicable provisions of the Zoning Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not, because of the
circumstances and conditions applied in this particular case, be detrimental to the health, safety,
or welfare of the general public or persons residing or working in the neighborhood of the use,
or be detrimental or injurious to property or improvements in the vicinity of the use; and,
Resolution PC 2003-0001
January 7, 2003
Page 2 of 5
4. The proposed project will not be inconsistent with the character of the immediate neighborhood
or contrary to its orderly development; and,
5. The proposed project will not generate a volume of traffic beyond the safe capacity of all roads
providing access to the project, either existing or to be improved in conjunction with the project,
or beyond the normal traffic volume of the surrounding neighborhood that would result from the
full development in accordance with the Land Use Element.
6. The proposed project will not result in substantial detrimental effects on the enjoyment and use
of adjoining properties; and,
7. The modified height will not exceed the lifesaving equipment capabilities of the Fire
Department.
SECTION 2. Approval of Conditional Use Permit. The Planning Commission does hereby
approve Conditional Use Permit 2002-0083 to grant a height exception to a single-family residence
located at 9075 Mountain view Drive. (APN 056-311-002), consistent with the following Exhibits:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Preliminary Site Plan
EXHIBIT C: Elevations
On motion by Commissioner , and seconded by Commissioner the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
Resolution PC 2003-0001
January 7, 2003
Page 3 of 5
AYES:
NOES:
AB SENT:
ABSTAIN:
ADOPTED:
CITY OF ATASCADERO, CA
David Bentz
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Resolution PC 2003-0001
January 7, 2003
Page 4 of 5
EXHIBIT A: CONDITIONS OF APPROVAL
CUP 2002-0083
Condition of Approval
Timing
Responsibility
CUP 2002-0083
/Monitoring
PS: Planning Services
BL: Business License
BS: Building Services
BP: Building Permit
FD: Fire Department
TO: Temporary Occupancy
PD: Police Department
F0: Final Occupancy
CE: City Engineer
WW: Wastewater
CA: City Attorney
Standard Conditions
1. The approval of this use permit shall become final and
On Going
PS
effective for the purposes of issuing building permits,
provided the required conditions of approval have been
satisfied, fourteen (14) days following the Planning
Commission approval unless prior to the time, an appeal
to the decision is filed as set forth in Section 9-1.111(b)
of the Zoning Ordinance.
2. Approval of this Conditional Use Permit shall be valid for
On Going
PS
twelve (12) months after its effective date. At the end of
the period, the approval shall expire and become null
and void unless the applicant has received a business
license or applied for an extension of entitlement.
3. The granting of this Conditional Use Permit shall
On Going
PS
apply to APN 056-311-002, regardless of owner.
Resolution PC 2003-0001
January 7, 2003
Page 5 of 5
EXHIBIT B: SITE PLAN
CUP 2002-0083
Resolution PC 2003-0001
January 7, 2003
Page 6 of 5
EXHIBIT C: ELEVATIONS
CUP 2002-0083
Resolution PC 2003-0001
January 7, 2003
Page 7 of 5
EXHIBIT C: ELEVATIONS
CUP 2002-0083
ITEM NUMBER: 1
DRAFT DATE: 1/7/03
CITY OFATASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
December 17, 2002 — 7:00 P.M.
CALL TO ORDER
Chairman Bentz called the meeting to order at 7:00 p.m. and Commissioner Jones led the Pledge
of Allegiance.
ROLL CALL
Present: Commissioners Eddings, Jones, Kelley, Porter, Fonzi and Chairman Bentz
Absent: None
Staff: Community Development Director Warren Frace, City Engineer Steve Kahn,
Associate Planner Glenn Rider, Planning Services Manager Steve McHarris,
Assistant Planner Kelly Davis and Recording Secretary Grace Pucci.
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON DECEMBER 3, 2002.
MOTION: By Vice Chairman Fonzi and seconded by Commissioner Kelley to approve the
Consent Calendar.
AYES: Commissioners Fonzi, Kelley, Jones, Porter and Chairman Bentz
NOES: None
ABSTAIN: Commissioner Eddings
Motion passed 5:0 by a roll -call vote.
Chairman Bentz polled the public regarding agenda items and suggested placing Item # 5 as the
first public hearing item. There was Commission consensus to move Item #5, CUP 2002-0073.
PUBLIC HEARINGS
2. CONDITIONAL USE PERMIT 2002-0073
Applicant:
First Assembly of God, 5545 Ardilla Road, Atascadero, CA 93422
Project Title:
Conditional Use Permit 2002-0073: First Assembly of God Preschool
Project
5545 Ardilla Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 030-182-001
Project
Hearing to consider a proposal for a Conditional Use Permit (CUP 2002-0073) to establish a
Description:
preschool with a capacity of 50 children in an existing church facility. The school will use
existing facilities and does not require any new construction.
General Plan Designation: SFR -Z (Single -Family Residential 1.5 — 2.5 acre min lot area)
Zoning District: RSF-Z (Single -Family Residential 1.5 — 2.5 acre min lot area
Community Development Director Warren Frace provided the staff report and answered
questions of the Commission.
PUBLIC COMMENT
Director Frace stated a letter from neighbors in the 5600 block of Ardilla Road had been
distributed to the Commission. (Exhibit A)
Lisa Zeesa, 3288 B Rio Vista Lane, Director and founder of Little Lambs Preschool, made
several comments regarding traffic issues: 1) The school will keep enrollment at 50 students per
day, 2) 16 of the 50 children are siblings and will be riding to the school together, and 3) drop off
and pick up times are earlier and later than the High School and North County Christian.
Regarding the noise issue, there is a specific daily schedule followed at the preschool that limits
the number of children on the playground at one time. Ms. Zeesa answered questions of the
Commission.
Rick Comstock, 5475 Vega Avenue, Pastor of First Assembly of God Church, discussed how the
preschool will meet the needs of working parents in the community and addressed the issue of
access to the church property. Mr. Comstock answered questions of the Commission.
Gary Lund, 5600 Ardilla Road, stated that he lives directly across the street from the Church and
is concerned about traffic issues in the area as well as the entrance into the parking lot, which he
feels may pose a safety problem. Mr. Lund was disappointed that he had received no notice of
the proposed preschool.
Nicole Firt, 5580 Ardilla Road, indicated that she lives across from the proposed preschool and
has several safety concerns: 1) Northern exit is unsafe due to a large dip in the road and
speeding motorists, 2) fencing for the walkways to the playgrounds, 3) speed limit on Ardilla,
and 4) traffic impacts on Santa Lucia.
Rick Comstock apologized to Mr. Lund and stated that he had attempted unsuccessfully to meet
with him several times. Mr. Comstock indicated that he understands the traffic concerns and
addressed several issues raised by the previous speakers.
Chairman Bentz closed the Public Comment period.
There was Commission discussion regarding traffic and speed limit concerns on Ardilla Road.
Commissioner Kelley suggested adding a condition to the project directing the engineering
department to look into the conditions on Ardilla Road to determine if it would qualify for the 25
miles per hour speed limit, and if so, that the church be responsible for the cost of the signage.
MOTION: By Commissioner Eddings and seconded by Commissioner Kelley to adopt
Resolution No. PC 2002-0078, to approve Conditional Use Permit 2002-0073 to
allow Little Lambs Preschool to operate within existing church facilities, subject
to the findings, conditions and exhibits as attached with an additional condition
directing the Public Works Department to investigate whether a 25 mile per hour
speed limit could be posted and enforced.
AYES: Commissioners Eddings, Kelley, Jones, Porter, Fonzi and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
3. ZONE CHANGE 2002-0031 / TENTATIVE TRACT MAP 2002-0015:
Applicant:
William Mehring, 11190 Santa Lucia, Atascadero, CA 93422
Project Title:
Zone Change 2002-0031/Tentative Tract Map 2002-0025
Project
9105 & 9127 San Diego Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 045-441-035, 045-441-004
Project
Hearing to consider a proposal for a Zone Change (ZCH 2002-0031) to establish a,
Description:
and gain approval for a Tentative Tract Map (TTM 2002-0015) to adjust two
existing lots of record into five new parcels. The property is located in the City Of
Atascadero. The project will gain access from San Diego Road.
General Plan Designation: Rural Estates
Zoning District: Residential Suburban
Proposed
PROPOSED NEGATIVE DECLARATION 2002-0046:
Environmental
Based on the findings of the initial study, the Community Development Department
Determination
recommends that the Planning Commission find that no significant harm would come to
the environment from approval of this project. The proposed Negative Declaration is
available for public review at 6500 Palma Avenue, Community Development
Department, Room 104, from 8:00 a.m. to 5:00 p.m., Monday through Friday
(Glenn Rider, Project Manager) (Recommend Approval)
Associate Planner Glenn Rider provided the staff report and answered questions of the
Commission.
PUBLIC COMMENT
William Mehring, 11190 Santa Lucia Road, applicant, gave a brief history on the project and
stated that the open space easement is intended to preserve trees, but he would be interested in
developing the parcel next to the opens space if the zoning is ever changed to permit
development at that site.
Chairman Bentz asked Mr. Mehring if he would agree to be responsible for maintenance of the
access driveway. Mr. Mehring stated that he would.
Chairman Bentz closed the Public Comment period.
MOTION: By Commissioner Kelley and seconded by Commissioner Jones to adopt
Resolution No. PC 2002-0072, recommending the City Council certify proposed
Negative Declaration 2002-0046 prepared for Zone Change 2002-0031 and
Tentative Tract Map 2002-0015; and adopt Resolution No. PC 2002-0073
recommending that the City Council introduce an ordinance for first reading to
approve Zone Change 2002-0031; and amend the City's Zoning Map to add a PD
16 overlay district to the project area; and adopt Resolution PC 2002-0074 to
approve the Conditional Use Permit 2002-0089, a Master Plan of Development
for the project site consistent with PD -16; and, adopt Resolution No. PC 2002-
0075 recommending the City Council approve Tentative Tract Map 2002-0015, a
request to subdivide a 10 acre and a 4 acre lot into five parcels; three at 2.69
acres, one at 2.93 acres, and one at 3.03 acres, all acreages gross, based on
findings and subject to conditions with the following amendments:
1. Amend Condition No. 11 on page 67 to read: Applicant to provide 2" full
width asphalt overlay on San Diego Road across the entire property frontage
prior to recordation of the final map; and,
2. A road maintenance agreement will be required for the project.
AYES: Commissioners Kelley, Jones, Porter, Eddings, Fonzi and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 6: 0 by a roll -call vote.
4. CONDITIONAL USE PERMIT 2002-0076:
Applicant:
Gary Bang, 7950 El Camino Real, Atascadero, CA 93422
Project Title:
Conditional Use Permit 2002-0076: 21,840 square foot commercial building on a 1.17
acre lot.
Project
7935 San Luis Avenue, Atascadero, CA 93422
(San Luis Obispo County) APN 030-241-061
Location:
Project
Hearing to consider a proposal for a Conditional Use Permit (CUP 2002-0076) to
Description:
establish a commercial retail use located in a structure over 10,000 square -feet. The
proposed project includes one new commercial building, parking lot and landscaping
on a 1.17 -acre vacant lot. The proposed project will require grading quantities of
approximately 2,000 cubic yards of fill. The building site is relatively level
containing no native trees. The project will gain access from San Luis Avenue.
General Plan Designation: Service Commercial
Zoning District: Commercial Service
Proposed
PROPOSED NEGATIVE DECLARATION 2002-0041:
Environmental
Based on the findings of the initial study, the Community Development Department
Determination
recommends that the Planning Commission find that no significant harm would come to
the environment from approval of this project. The proposed Mitigated Negative
Declaration is available for public review at 6500 Palma Avenue, Community
Development Department, Room 104, from 8:00 a.m. to 5:00 p.m., Monday through
Friday
Steve McHarris, Planning Services Manager) (Recommend Approval
Chairman Bentz announced that Vice Chairman Fonzi would be stepping down from
consideration of Items No. 4. and 5.
Planning Services Manager Steve McHarris provided the staff report and City Engineer Steve
Kahn made a presentation on circulation/traffic issues; both answered questions of the
Commission.
PUBLIC COMMENT
Robert Fisher, 8665 Mirada Lane, architect for project, stated the applicant is in agreement with
the conditions of approval.
Roberta Fonzi, 7880 Sinaloa, expressed concern regarding the driveway closest to Curbaril, she
feels there might be a problem when motorists attempt to make a left turn at that corner and
suggested that driveway be make an entrance only.
Bill Bright, 11875 Santa Lucia, inquired whether San Luis Avenue would be widened or striped.
City Engineer Steve Kahn stated that the area in question is utilized as a park and ride lot
maintained and operated by Cal Trans. Mr. Kahn indicated that he would contact Cal Trans
regarding increased delineation for that area.
Frank Buckley, 8735 Junipero, felt that the kiosk proposed for the property did not serve any
purpose and did not fit with the architecture of the town. He suggested landscaping that area
instead of the kiosk.
Chairman Bentz closed the Public Comment period.
Commissioner Eddings asked the applicant to respond to the questions raised by the previous
speakers. Robert Fisher responded in reference to the kiosk, and stated that it was something the
Bangs wanted for the property and not required by the city. Russ Thompson, Project Engineer,
referred to the driveway issue and stated that San Luis Avenue has a low traffic volume and the
driveway is reasonably set back.
Commissioner Eddings complimented the applicants and their team on a first class job on this
project.
MOTION: By Commissioner Eddings and seconded by Commissioner Kelley to adopt
Resolution No. PC 2002-0069 certifying proposed Mitigated Negative
Declaration 2002-0041 and approving Conditional Use Permit 2002-0076 subject
to the findings, conditions and exhibits as attached and limiting hours of
construction to 7:00 a.m. to 7:00 p.m. Monday through Friday, and 9:00 a.m. to
6:00 p.m. on Saturday.
AYES: Commissioners Eddings, Kelley, Porter, Jones and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll -call vote.
Commissioner Kelley stated that this is going to be a beautiful building and a great addition to
the town.
Chairman Bentz expressed his appreciation for the effort made to deal with the problem of
circulation.
Chairman Bentz recessed the hearing at 8:25 p.m.
Chairman Bentz called the meeting back to order at 8:37p.m.
5. CONDITIONAL USE PERMIT 2002-0069/ VESTING TENTATIVE TRACT MAP
2002-0025:
Applicant:
Walgreen Company, 200 Wilmont Road, Deerfield, IL 60015
William Henry & Associates LLC, 1030 Country Club Drive, Suite E., Moraga, CA 94556
Project Title:
Conditional Use Permit 2002-0069: 13,650 and 3,500 square foot commercial buildings.
Vesting Tentative Tract Map 2002-0025: creation of two parcels from seven existing lots of
record
Project
8005 El Camino Real, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 030-141-063, 065, 064, 041, 075, 054, 076
Project
Hearing to consider a proposal for a Conditional Use Permit (CUP 2002-0069) to establish a
Description:
commercial retail use located in a structure over 10,000 square -feet, adopt a Master Plan of
Development as required by the General Plan at this location, and gain approval for a
Vesting Tentative Tract Map (TTM 2002-0025) to adjust seven existing lots of record into
two new parcels. Two new retail commercial buildings are proposed, consisting of a +/-
13,650 square -foot retail building with a pharmacy drive-through, a detached +/- 3,500
square -foot secondary commercial building, a parking lot and landscaping on 1.68 and 0.27
acre parcels respectively. The building site is currently developed with existing legal non-
conforming single family residences and commercial structures. The proposed project will
require demolition of 7 existing structures and grading quantities of approximately 100
cubic yards of cut and fill. The property is located in the City Of Atascadero, on the
southeast corner of Curbaril Road and El Camino Real, extending to Junipero Road. The
Associate Planner Glenn Rider provided the staff report and City Engineer Steve Kahn reported
on the circulation/traffic element and drainage.
PUBLIC COMMENT
Bill Henry, EHA Atascadero, applicant/representative, gave a brief overview of the project and
its history and described Walgreen's operation. Mr. Henry answered questions of the
Commission.
James Blonde, 8820 Junipero, expressed his concerns regarding traffic on Junipero, and drainage
onto Curbaril and El Camino Real.
John Carden, 8755 Curbaril, stated his concerns with traffic on Curbaril, noise from the 24 hour
drive through pharmacy, native tree preservation on the site, and screening the windows on the
left side of the building with evergreen trees to prevent the lights from the store disturbing
surrounding residents.
Dr. Christine Carden, 8755 Curbaril, supported her husband's comments regarding traffic and
the Curbaril driveways. She also asked about the hours of construction for this project as well as
the construction noises in the early morning hours.
Roberta Fonzi, 7880 Sinaloa, stated that she likes the project and congratulated the developer on
doing some infill. She expressed her concerns regarding the Curbaril traffic issues.
Bill Bright, 11875 Santa Lucia, stated his concerns with over building in the town and the
subsequent store closures Atascadero has experienced. He cautioned the Commission to look
further ahead and consider whether Atascadero could support another pharmacy.
Shannon Brimage, 8715 Junipero Ave., addressed the issue of traffic and felt that this project
would not add to it significantly. She also felt that the drainage issue has been adequately
addressed.
Diana Larsen, 153 Honey Way, Templeton, President of the Schools Insurance Program for
Employees, which owns the property on the corner of Curbaril and El Camino Real, spoke about
the problems their organization has had with the property and felt this project was an excellent
solution.
Bill Henry, applicant/representative addressed the concerns raised by the previous speakers.
Chairman Bentz closed the Public Comment period.
project will gain access from El Camino Real, Curbaril Avenue, and Junipero Road.
General Plan Designation: General Commercial
Zoning District: Commercial Retail
Proposed
PROPOSED NEGATIVE DECLARATION 2002-0043:
Environmental
Based on the findings of the initial study, the Community Development Department
Determination
recommends that the Planning Commission find that no significant harm would come to the
environment from approval of this project. The proposed Negative Declaration is available for
public review at 6500 Palma Avenue, Community Development Department, Room 104, from
8:00 a.m. to 5:00 p.m., Monday through Friday
(Glenn Rider, Project Manager) (Recommend Approval)
Associate Planner Glenn Rider provided the staff report and City Engineer Steve Kahn reported
on the circulation/traffic element and drainage.
PUBLIC COMMENT
Bill Henry, EHA Atascadero, applicant/representative, gave a brief overview of the project and
its history and described Walgreen's operation. Mr. Henry answered questions of the
Commission.
James Blonde, 8820 Junipero, expressed his concerns regarding traffic on Junipero, and drainage
onto Curbaril and El Camino Real.
John Carden, 8755 Curbaril, stated his concerns with traffic on Curbaril, noise from the 24 hour
drive through pharmacy, native tree preservation on the site, and screening the windows on the
left side of the building with evergreen trees to prevent the lights from the store disturbing
surrounding residents.
Dr. Christine Carden, 8755 Curbaril, supported her husband's comments regarding traffic and
the Curbaril driveways. She also asked about the hours of construction for this project as well as
the construction noises in the early morning hours.
Roberta Fonzi, 7880 Sinaloa, stated that she likes the project and congratulated the developer on
doing some infill. She expressed her concerns regarding the Curbaril traffic issues.
Bill Bright, 11875 Santa Lucia, stated his concerns with over building in the town and the
subsequent store closures Atascadero has experienced. He cautioned the Commission to look
further ahead and consider whether Atascadero could support another pharmacy.
Shannon Brimage, 8715 Junipero Ave., addressed the issue of traffic and felt that this project
would not add to it significantly. She also felt that the drainage issue has been adequately
addressed.
Diana Larsen, 153 Honey Way, Templeton, President of the Schools Insurance Program for
Employees, which owns the property on the corner of Curbaril and El Camino Real, spoke about
the problems their organization has had with the property and felt this project was an excellent
solution.
Bill Henry, applicant/representative addressed the concerns raised by the previous speakers.
Chairman Bentz closed the Public Comment period.
Commissioner Jones commended staff on their work with the traffic patterns and allowing for
truck deliveries behind buildings. He would like to have staff work with the applicant regarding
neighbors concerns over light pollution and the use of trees to screen the windows.
Commissioner Jones stated that this was an excellent project overall, which addresses some real
problems in that area.
Commissioner Eddings agreed with Commissioner Jones comments, and stated that within the
community there are many underdeveloped commercial/retail properties, most of which will
need to deal with the same problems raised tonight when they are finally developed. He does not
feel it is the Planning Commission's job to regulate competition, the marketplace will determine
which retail businesses will survive.
Commissioner Kelley indicated that he likes the project, but stated his concern with traffic
issues. He felt that a traffic signal at Junipero should be mandatory for the project.
Commissioner Kelley stated that he would like to see the traffic problems resolved with a
definite answer on what will be occurring there.
City Engineer Steve Kahn addressed the drainage concerns raised by several speakers.
Richard Poole, Associated Traffic Engineers, stated his organization looked at the Omni Study
and the project as proposed, and discussed traffic concerns for the site.
Chairman Bentz commented that he agreed with the City Engineer's assessment that the traffic
signal would be installed and the circulation improved, and he supports the project.
Commissioner Porter asked about a time frame for the overall project and the dual left turn lanes.
City Engineer Steve Kahn stated that the turn lane project would be programmed for the
2003/2005 budgets, and with all approvals in place the lanes could be in sometime late next
summer.
MOTION: By Commissioner Kelley and seconded by Commissioner Eddings to adopt
Resolution No. PC 2002-0076 certifying proposed Mitigated Negative
Declaration 2002-0043 and recommending that the City Council approve
Conditional Use Permit 2002-0069, a Master Plan of Development subject to the
findings, conditions and exhibits as attached, and adopt Resolution No. PC 2002-
0077 recommending that the City Council approve Vesting Tentative Tract Map
2002-0025, subject to findings and conditions of approval.
AYES: Commissioners Kelley, Eddings, Jones, Porter and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
COMMISSIONER COMMENTS & REPORTS
Commissioner Eddings thanked staff for their hard work on the Gary Bang project.
Commissioner Kelley thanked staff for the very complete packages the Commission has been
receiving.
Commissioner Fonzi referred to the tree report on the Walgreens project and felt it was a very
empirical report, complex and complete. She suggested staff come up with a similar form which
could be given to tree removal applicants.
ADJOURNMENT
Chairman Bentz adjourned the meeting at 9:45 p.m. to the next regularly scheduled meeting on
January 7, 2003.
MEETING RECORDED AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
The following exhibit is available for review in the Community Development Dept.:
Exhibit A — Letter from neighbors in the 5600 block of Ardilla Road
\\Cityhall\CDvlpmnt\— PC Minutes\PC Minutes 02\PC Minutes 12.17.02.gp.doc
Planning Commission
Staff Report — Community Development Department
Acceptance of Final Parcel Map # 2002-0046/ AT 02-0234
3650 Traffic Way
(Skibo / Wilson Land Surveys)
RECOMMENDATION
Staff recommends:
1. The Commission accept the Final Map #2002-0029; and
DISCUSSION
Tentative Parcel Map #2002-0029 was approved by the Planning Commission on
October 15, 2002. The approval allowed for the division of an existing 2.01 acre lot into
two parcels of 1.00 acres and 1.01 acres each. One of the parcels is developed with a
single-family residence and the other parcel will be developed in the future.
All Conditions of Approval imposed by the Planning Commission for Final Map
recordation have now been satisfied.
FISCAL IMPACT None
RESPONSIBLE DEPARTMENT Community Development Department
ATTACHMENTS Attachment A --Approved Tentative Parcel Map
Planning Commission Staff R
Public Hearing
ITEM NUMBER: 5
DATE: 01-07-03
ort
Zone Change 2002-0037
Code Text Amendment of Planned Development #11
(3F Meadows Fire Protection Standards)
(Castlerock Development)
SUBJECT: The project consists of a proposed text amendment to PD -11 (Section 9-3.656(b)
Fire Department Conditions of Approval). The proposed amendments would clarify the fire
protection standards during construction phases and for model homes. The proposed draft text is
available for review at the Planning Department. The proposed amendment is identified in
Attachment 2.
RECOMMENDATION:
Staff Recommends:
1. The Planning Commission adopts resolution PC 2003-0009 thereby recommending to City
Council approval of Zone Change 2002-0037.
SITUATION AND FACTS:
1. Applicant: Castlerock Development, a CH Corporation, 202 H3 Tank
Farm Road, San Luis Obispo, CA 93401
2. Representative: Dean Coker
3. Project Location: Oak Ridge Estates at 3F Meadows
812 acres located west of the end of San Marcos Road
4. General Plan Designation: Rural Estates
5. Zoning District: Residential Suburban / PD -11
ITEM NUMBER: 5
DATE: 01-07-03
6. Existing Use: Unimproved subdivision currently under construction.
7. Environmental Status: CEQA Exemption by Statute Section 15061. The project
will have no significant effect on the environment.
DISCUSSION
Back ground:
The original 3-F Meadows Ranch project was approved by the City Council in February of 1995
and allowed for the reconfiguration of 115 Atascadero Colony Lots within an 802 acre site. The
overall project required the following series of actions to be approved:
1. Lot Line Adjustment map (LLA 94005 / LLA 2000-0005)
2. Zone Change (ZC 94-001) which created a planned development zoning district #11 over the
project area.
3. Colony road abandonments and road realignments (RA 94-001).
4. Certification of the Final Environmental Impact Report (SCH 94061014).
The project resulted in the reconfiguration of 111 existing residential lots on approximately 546
acres with three open space lots totaling approximately 256 acres and one remaining lot for a
future water tank to serve the project. The project approval allowed for the phased construction
of improvements and lot development.
Since the project's approval in 1995, the property has been sold by the Davis Family Trust and is
now controlled by Castlerock Development. In July of 2001, Castlerock applied for a
construction permit (BLD 2002-1056) to build the road and utility improvements for Phase I of
the project. That building permit was issued in the summer of 2002 following a City Council
appeal. The first phase roads are currently under construction.
Anal
Approval of the 3F Meadows project included a Planned Development overlay rezone to PD -11.
Since the overall project was a lot line adjustment, which allows for only limited conditioning,
most of the project conditions were incorporated into PD -11. Section 9-3.656(b) of PD -11 deals
exclusively with Fire Department fire protection standards (refer to Attachment 3). The Fire
Protection standards were specifically written to address fire protection standards at project
completion but did not address interim measures during the construction phase.
In order for the project to meet the required fire flow standards, a new water tank will need to be
constructed by Atascadero Mutual Water Company within the project area. The construction of
this tank is in process and is expected to be completed in the next 12 -months. However, the
ITEM NUMBER:
DATE: 01-07-03
applicant would like to start construction of model homes prior to tank completion, which
requires combustible materials to be brought on site. PD -11 requires that a fire flow of 1000
gallons for 120 minutes be provided anytime combustible materials on present on site. This
standard cannot be met until the water tank is completed. While staff and the applicant agree
that this is a necessary standard at residential occupancy, interim measures during construction
would be acceptable and have been allowed in other locations in Atascadero. PD -11 is written in
such a way that the Fire Chief does not have the flexibility to approve any interim fire protection
plans for the project.
The proposed text amendment has been reviewed by the Fire Chief and would provide the ability
to approve interim fire protection plans. Proposed changes to the Planned Development text are
shown with a double underline and strike .
Planned Development 11 proposed Text Amendment
(b) Fire Department.
(1) Water Supply.
(i) Prior to final occupancy release by the City, the T -he minimum required fire
flow is, shall be one thousand (1000) gallons per minute at twenty (20) psi
residual pressure for a one -hundred -twenty (120) minute duration in residential
development, or as approved by the Fire Chief. The required fire flow will
increase, as provided in UFC Appendix III -A, based on square feet of residential
construction, with a fifty percent (50%) fireflow credit for automatic sprinkler
systems.
Verification must be provided from water company or fire department records in
established areas or by a proof of design test at the completion of new on-site
water main construction. Homes designated strictly as model homes and/or sales
offices, but with no residential occupancy, shall be granted exemption from the
required fire flow as approved by the Fire Chief.
(ii) Underground fire service mains and appurtenances shall conform to NFPA 24
minimum standard and plans are reviewed by the Fire Department prior to
installation. The underground main size shall be a minimum of eight (8) inch
\A/ester mains and fire hydrants will be installed and in con ii no prier to
diameter. ���� �rstalT ���
heginniRg nemb stihle nenotn Untien
If combustible building materials are used, the water si innly mains and hydrontc
shall be des-'qRed, iRstalled, tested, flushed and approved by the Fire DepaFtMeR
a temporary onsite water tank with an approved Fire Department connection shall
be installed prior to any stockpiling or installing any combustible materials.
(iii) Fire Hydrants. The minimum number and distribution of fire hydrants is one
(1) hydrant every five hundred (500) feet as provided in UFC Appendix III -B. The
fire hydrant will be Atascadero Mutual Water Company specification with one four
ITEM NUMBER: 5
DATE: 01-07-03
and one-half (41/2) inch and one or more two and one-half (21/2) inch outlets.
Existing hydrants may be adequate, provided they consist of a minimum of one
four and one-half (41/2) inch and one two and one-half (21/2) inch outlet.
New hydrant color will be Safety Yellow for public right-of-way and Safety Red for
private right-of-way. All hydrants in the public right-of-way to have "Blue Dot"
highway reflector installed on the adjacent street of driveway to clearly identify
the fire hydrant location.
(iv) The dwellings shall be equipped with a residential automatic fire sprinkler
system. The sprinkler system will be designed and installed according to NFPA
Pamphlet No. 1 3D. The fire department requires a minimum one (1) inch water
meter for residential sprinkler systems.
(2) Fire Apparatus Access.
(i) If combustible construction materials are used, all required public access
roadways shall be completed to a minimum width of twenty (20) feet, or as
described in subsections (a.) and (b.) below, capable of supporting forty
thousand (40,000) pounds, with an all-weather surface, to within one hundred
fifty (150) feet of all stockpiles and all sides of buildings with combustible
construction. The access roadways to be posted "No Stopping/Fire Lane" and
shall not be used for the storage of materials. Proposed private roads, driveways
or extensions of existing roads shall be designed and constructed as follows:
a. Single-family residential access road. A vehicular access to more than
one parcel or vehicular access to a single parcel with more than two (2)
buildings or more than three (3) dwelling units shall be twelve (12) feet
width for one-way traffic and sixteen (16) feet width for two-way traffic. The
road shall also provide for a ten (10) foot fuel modification area on each
side.
b. Driveway. A vehicular access to a single parcel with one (1) or two (2)
buildings, having no more than three (3) dwelling units on a single parcel
and any number of accessory buildings.
Length lRequired Width
0-49 feet 112 feet
50--99 feet 114 feet
Greater than 200 feet 116 feet (Note 1 and Note 2)
NOTE:
1. For driveways exceeding three hundred (300) feet, turnaround shall be
provided at the building site and must be within fifty (50) feet of the
dwelling.
ITEM NUMBER
DATE: 01-07-03
2. For driveway exceeding eight hundred (800) feet, a turnout shall be
provided at the midpoint or every four hundred (400) feet.
ITEM NUMBER
DATE: 01-07-03
3F Meadows Project
Summary
802± acres
115 Colony Lots
111 proposed units
9r.Q Mi+roc of AM M CM9/+X%
Phase 9
3F Meadows
PDA I
San Marcos
Road
Extension
ITEM NUMBER: 5
DATE: 01-07-03
Conclusion:
The proposed text amendment would not change any of the development requirements of PD -11
but would provide the Fire Chief with the ability to approve interim fire protection plans during
construction phases. These types of interim fire protection plans are allowed under the Uniform
Fire Code and have been approved for other projects not subject to PD -11.
ALTERNATIVES:
1. The Planning Commission could approve the text amendment with modifications.
2. The Planning Commission could refer the project back staff for additional analysis. The
Commission should specifically identify the issues that need to be analyzed.
3. The Planning Commission could deny the text amendment.
PREPARED BY: Warren Frace, Community Development Director
ATTACHMENTS:
Attachment 1 Location Map
Attachment 2 Draft Resolution of Approval
Attachment 3 Adopted Planned Development 11 Code Text
ITEM NUMBER
DATE: 01-07-03
Attachment 1: Location Map
Draft Resolution PC 2003-0009
January 7, 2003
Page 1 of 6
Attachment 2: Draft Resolution, ZCH 2002-0037
DRAFT
RESOLUTION NO. PC 2003-0009
A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION
RECOMENDING THE TO THE CITY COUNCIL APPROVAL OF ZONE
CHANGE 2002-0037 AMENDING THE FIRE PROTECTION STANDARDS OF
PLANNED DEVELOPMENT 11 (3F MEADOWS)
ZCH 2002-0037: Code Text Amendment of Planned Development #11
(317 Meadows Fire Protection Standards)
WHEREAS, an application has been received from Castlerock Development, 202
H3 Tank Farm Road, San Luis Obispo, CA 93401 (Applicant) and K&M Holding
Corporation, 1225 Watercress Way, Arroyo Grande, CA 93420 (Owner), to consider an
amendment to Section 9-3.656(b) of Planned Development #11 fire protection standards
also known as 3F Meadows; and,
WHEREAS, the site's General Plan Designation is RE (Rural Estates); and,
WHEREAS, the site's zoning district is RS/PD-11 (Residential Suburban with a
Planned Development overlay #11); and,
WHEREAS, the Planning Commission has determined that it is in the best interest
of the City to enact this amendment to the Zoning Code Text 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,
WHEREAS, the Planning Commission of the City of Atascadero, at a Public
Hearing held on January 7, 2003, studied and considered Zone Change 2002-0037
recommended Council approval, and,
Draft Resolution PC 2003-0009
January 7, 2003
Page 2 of 6
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. FINDINGS FOR STATUTORY EXEMPTION TO
CALIFORNIA ENVIRONMENTAL QUALITY ACT
1. Consistent with Section 15061(b)(3) of the California Environmental Quality Act the
Planning Commission finds that the proposed project has no potential for causing a
significant effect on the environment.
SECTION 2. FINDINGS FOR APPROVAL OF A ZONE CHANGE
AMENDING PD -11. The Planning Commission finds as follows:
Amendment of development standards for PD -11 is warranted to promote the orderly
development of the project.
SECTION 3. RECOMMENDATION OF APPROVAL.
The Planning Commission of the City of Atascadero, in a regular session assembled on
January 7, 2003 resolved to recommend that the City Council introduce for first reading an
ordinance that would amend Planned Development #11 consistent with the following:
Section 9-3.656(b) Fire Department.
(1) Water Supply.
(i) Prior to final occupancy release by the City, the T e minimum required
fire flow is shall be one thousand (1000) gallons per minute at twenty (20)
psi residual pressure for a one -hundred -twenty (120) minute duration in
residential development, or as approved by the Fire Chief. The required fire
flow will increase, as provided in UFC Appendix III -A, based on square feet
of residential construction, with a fifty percent (50%) fireflow credit for
automatic sprinkler systems.
Verification must be provided from water company or fire department
records in established areas or by a proof of design test at the completion
of new on-site water main construction. Homes designated strictly as model
homes and/or sales offices, but with no residential occupancy, shall be
granted exemption from the required fire flow as approved by the Fire Chief.
(ii) Underground fire service mains and appurtenances shall conform to
NFPA 24 minimum standard and plans are reviewed by the Fire
Department prior to installation. The underground main size shall be a
minimum of eight (8) inch diameter.
0nstalled and in seFVino prior to honinnin- nnrnb stable nr,nStFUntien
Draft Resolution PC 2003-0009
January 7, 2003
Page 3 of 6
If combustible building materials are used,
hyrl shall be- desfq,Ted, iRStalled, tested;
required fire flow at all phases a temporary onsite water tank with an
approved Fire Department connection shall be installed prior to any
stockpiling or installing any combustible materials.
(iii) Fire Hydrants. The minimum number and distribution of fire hydrants is
one (1) hydrant every five hundred (500) feet as provided in UFC Appendix
III -B. The fire hydrant will be Atascadero Mutual Water Company
specification with one four and one-half (41/2) inch and one or more two
and one-half (21/2) inch outlets. Existing hydrants may be adequate,
provided they consist of a minimum of one four and one-half (41/2) inch and
one two and one-half (21/2) inch outlet.
New hydrant color will be Safety Yellow for public right-of-way and Safety
Red for private right-of-way. All hydrants in the public right-of-way to have
"Blue Dot" highway reflector installed on the adjacent street of driveway to
clearly identify the fire hydrant location.
(iv) The dwellings shall be equipped with a residential automatic fire
sprinkler system. The sprinkler system will be designed and installed
according to NFPA Pamphlet No. 1 3D. The fire department requires a
minimum one (1) inch water meter for residential sprinkler systems.
(2) Fire Apparatus Access.
(i) If combustible construction materials are used, all required public access
roadways shall be completed to a minimum width of twenty (20) feet, or as
described in subsections (a.) and (b.) below, capable of supporting forty
thousand (40,000) pounds, with an all-weather surface, to within one
hundred fifty (150) feet of all stockpiles and all sides of buildings with
combustible construction. The access roadways to be posted "No
Stopping/Fire Lane" and shall not be used for the storage of materials.
Proposed private roads, driveways or extensions of existing roads shall be
designed and constructed as follows:
a. Single-family residential access road. A vehicular access to more
than one parcel or vehicular access to a single parcel with more than
two (2) buildings or more than three (3) dwelling units shall be twelve
(12) feet width for one-way traffic and sixteen (16) feet width for two-
way traffic. The road shall also provide for a ten (10) foot fuel
modification area on each side.
b. Driveway. A vehicular access to a single parcel with one (1) or two
(2) buildings, having no more than three (3) dwelling units on a single
parcel and any number of accessory buildings.
Draft Resolution PC 2003-0009
January 7, 2003
Page 4 of 6
Length Required Width
0-49 feet 112 feet
50--99 feet 14 feet
Greater than 200 feet 16 feet (Note 1 and Note 2)
NOTE:
1. For driveways exceeding three hundred (300) feet, turnaround
shall be provided at the building site and must be within fifty (50) feet
of the dwelling.
2. For driveway exceeding eight hundred (800) feet, a turnout shall
be provided at the midpoint or every four hundred (400) feet.
(ii) Fire apparatus access roads shall have an unobstructed vertical
clearance of not less than thirteen (13) feet and six (6) inches. Driveways
shall have not less than fifteen (15) feet of vertical clearance.
(iii) Fire apparatus access roads and driveways shall be designed and
maintained to support the imposed loads of forty thousand (40,000) pounds
at twenty-five (25) miles per hour, and shall be provided with a surface so
as to provide all-weather driving capabilities.
(iv) The turning radius of a fire apparatus access road shall have a
horizontal inside radius curvature of not less than twenty-eight (28) feet
inside radius and forty-eight (48) feet outside radius.
(v) All dead-end fire apparatus access roads in excess of one hundred fifty
(150) feet in length shall be provided with approved provisions for turning
around of fire apparatus. The bulb or cul-de-sac radius shall not be less
than forty (40) feet. The hammer -head T shall extend a minimum of thirty
(30) feet to each side of the centerline of the entry road and be eighteen
(18) feet wide. The turnaround shall extend forty (40) feet from the entry
road and be a minimum of eighteen (18) feet wide. Where parcels are
zoned five (5) acres or larger, turnarounds shall be provided at intervals of
approximately one thousand three hundred twenty (1,320) feet, or as
approved by the Fire Chief. Each dead-end road shall have a turnaround
constructed at its terminus.
(vi) The minimum level of improvement is determined by the grade of the
access road or driveway providing access from the road to the building site
or parking area as follows (UFC 10.204):
Surface Iminimurn Grade
All -Weather liess than 12 percent
Nonskid (Note 1) 12 percent to 16 percent
Draft Resolution PC 2003-0009
January 7, 2003
Page 5 of 6
Nonskid (Note 2) over 16 percent
Note 1. Surface shall be asphalt or concrete in the City of
Atascadero Engineering Standard Specifications and Drawings
including a nonskid finish (brushed concrete or equivalent
pavement).
Note 2. A driveway/access road that would provide a grade greater
than sixteen percent (16%) and less than twenty percent (20%) and
is designed by a Registered Civil Engineer may be considered on a
case-by-case basis by the Fire Chief.
(vii) The maximum length of dead-end road, including all dead-end roads
accessed from the dead-end roads, shall use the following cumulative
lengths as a guideline for approval by the Fire Chief, regardless of the
number of parcels served:
Parcels less than 1 acre 800 feet
Parcels 1 ac. to 4.66 ac. 1320 feet
Parcels 5 ac. to 19.99 ac. 2640 feet
Parcels 20 + ac. 5290 feet
All lengths shall be measured from the edge of the roadway surface at the
intersection that begins from the road to the end of the dead-end road
surface at its farthest point. Where a dead-end road crosses areas of
differing zones, the shortest allowable length shall apply.
(3) Fuel Management. All parcels shall comply with the fire department's wildland
fuel management program. The hazardous vegetation that the program is
concerned with is seasonal and recurrent in nature. Therefore, the operation of the
program is planned on a continuous annual basis.
Draft Resolution PC 2003-0009
January 7, 2003
Page 6 of 6
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
David Bentz
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Attachment 3: Adopted Planned Development 11 Code Text
9-3.656 Establishment of Planned Development Overlay Zone No. 11: (PD1 1).
The Planned Development Overlay Zone No. 11 is established as shown on the
official zoning maps (Section 9-1.102). The conditions of development are
established:
Conditions of Approval:
(a) Planning Division.
(1) To ensure conformance with the provisions of the PD -11 Overlay Zone, a
Master Plan of Development shall be prepared which satisfies all of the following
conditions prior to the recordation of any final document implementing Lot Line
Adjustment 94-005. The Master Development Plan shall consist of the 1 "=40' feet
plans entitled "Precise Road Alignment/Lot Grading Plan" amended and
supplemented as required by these conditions.
(2) A Mitigation Monitoring Program, prepared in conformance with the Mitigation
Monitoring Plan contained in the final EIR for this project, shall be prepared and
implemented prior to the commencement of any construction. Preparation of the
Mitigation Monitoring Program shall be the financial responsibility of the applicant.
(3) The applicant shall demonstrate, to the satisfaction of the City Attorney, that
adequate title and/or interest has been obtained for the existing Colony rights-of-
way within the project boundary prior to approval of the Master Development Plan.
(4) The Master Development Plan shall show the location of building envelopes,
leach field areas, and driveways for lots whose average slope exceeds thirty
percent (30%). The building, leach field and driveway locations shall be subject to
the review and approval of the Community Development Director.
(5) Open space easements to provide wildlife corridors shall be provided in
conformance with the recommendations of the Final EIR. Limits on fencing and
other detrimental uses within easement areas shall be restricted by the project CC
and R's. The location of the easements and CC and R restrictions shall be subject
to the review and approval of the Community Development Director.
(6) The "Open Space" lots (Lots A, B and C) as shown on Exhibit B shall be
offered for dedication to the City.
(7) Road Abandonment 94-001 shall be completed and all necessary documents
shall be recorded prior to, or simultaneously with the recordation of any final
document(s) implementing LLA 94-005.
(8) Retaining walls shall be used wherever feasible to reduce the amount of
grading necessary for the construction of roads and homes. Grading plans shall be
reviewed by the City Engineer and Community Development Director to ensure
that proposed grading does not exceed that necessary to develop the site.
(9) Road maintenance agreements, in a form approved by the City Attorney, shall
be prepared and recorded for each group of lots which share a driveway or other
common access. The agreements may be made a part of the CC and R's, or may
be recorded as deed restrictions, or may be recorded as separate road
maintenance agreements.
(10) The applicant shall prepare a Comprehensive Restoration Plan (CRP) as part
of the road improvement plans. The CRP shall be prepared by a qualified
professional and shall address plant lists, planting methods (to include slope
preparation, mulching and slope protection), and a maintenance program,
including weed control and irrigation. The CRP shall be reviewed and approved by
the City Engineer and Community Development Director prior to the issuance of
permits for road construction.
(11) The lot line adjustment shall not result in the establishment of any greater
number of lots that are nonconforming due to lot size than currently exists. The lot
line adjustment shall not result in the establishment of any lot which is smaller than
the smallest currently existing Colony lot within the subject site.
(b) Fire Department.
(1) Water Supply.
(i) The minimum required fire flow is one thousand (1000) gallons per minute at
twenty (20) psi residual pressure for a one -hundred -twenty (120) minute duration
in residential development. The required fire flow will increase, as provided in UFC
Appendix III -A, based on square feet of residential construction, with a fifty percent
(50%) fireflow credit for automatic sprinkler systems.
Verification must be provided from water company or fire department records in
established areas or by a proof of design test at the completion of new on-site
water main construction.
(ii) Underground fire service mains and appurtenances shall conform to NFPA 24
minimum standard and plans are reviewed by the Fire Department prior to
installation. The underground main size shall be a minimum of eight (8) inch
diameter. Water mains and fire hydrants will be installed and in service prior to
beginning combustible construction.
If combustible building materials are used, the water supply mains and hydrants
shall be designed, installed, tested, flushed and approved by the Fire Department
prior to any stockpiling or installing any combustible materials. Water supply
systems for phased construction shall provide the required fire flow at all phases.
(iii) Fire Hydrants. The minimum number and distribution of fire hydrants is one (1)
hydrant every five hundred (500) feet as provided in UFC Appendix III -B. The fire
hydrant will be Atascadero Mutual Water Company specification with one four and
one-half (4'/2) inch and one or more two and one-half (2'/2) inch outlets. Existing
hydrants may be adequate, provided they consist of a minimum of one four and
one-half (4'/2) inch and one two and one-half (2'/2) inch outlet.
New hydrant color will be Safety Yellow for public right-of-way and Safety Red for
private right-of-way. All hydrants in the public right-of-way to have "Blue Dot"
highway reflector installed on the adjacent street of driveway to clearly identify the
fire hydrant location.
(iv) The dwellings shall be equipped with a residential automatic fire sprinkler
system. The sprinkler system will be designed and installed according to NFPA
Pamphlet No. 1 3D. The fire department requires a minimum one (1) inch water
meter for residential sprinkler systems.
(2) Fire Apparatus Access.
(i) If combustible construction materials are used, all required public access
roadways shall be completed to a minimum width of twenty (20) feet, capable of
supporting forty thousand (40,000) pounds, with an all-weather surface, to within
one hundred fifty (150) feet of all stockpiles and all sides of buildings with
combustible construction. The access roadways to be posted "No Stopping/Fire
Lane" and shall not be used for the storage of materials. Proposed private roads,
driveways or extensions of existing roads shall be designed and constructed as
follows:
a. Single-family residential access road. A vehicular access to more than one
parcel or vehicular access to a single parcel with more than two (2) buildings or
more than three (3) dwelling units shall be twelve (12) feet width for one-way traffic
and sixteen (16) feet width for two-way traffic. The road shall also provide for a ten
(10) foot fuel modification area on each side.
b. Driveway. A vehicular access to a single parcel with one (1) or two (2) buildings,
having no more than three (3) dwelling units on a single parcel and any number of
accessory buildings.
Length Required Width
0--49 feet 12 feet
50--99 feet
14 feet
Greater than
16 feet (Note 1 and
200 feet
Note 2)
NOTE:
1. For driveways exceeding three hundred (300) feet, turnaround shall be provided
at the building site and must be within fifty (50) feet of the dwelling.
2. For driveway exceeding eight hundred (800) feet, a turnout shall be provided at
the midpoint or every four hundred (400) feet.
(ii) Fire apparatus access roads shall have an unobstructed vertical clearance of
not less than thirteen (13) feet and six (6) inches. Driveways shall have not less
than fifteen (15) feet of vertical clearance.
(iii) Fire apparatus access roads and driveways shall be designed and maintained
to support the imposed loads of forty thousand (40,000) pounds at twenty-five (25)
miles per hour, and shall be provided with a surface so as to provide all-weather
driving capabilities.
(iv) The turning radius of a fire apparatus access road shall have a horizontal
inside radius curvature of not less than twenty-eight (28) feet inside radius and
forty-eight (48) feet outside radius.
(v) All dead-end fire apparatus access roads in excess of one hundred fifty (150)
feet in length shall be provided with approved provisions for turning around of fire
apparatus. The bulb or cul-de-sac radius shall not be less than forty (40) feet. The
hammer -head T shall extend a minimum of thirty (30) feet to each side of the
centerline of the entry road and be eighteen (18) feet wide. The turnaround shall
extend forty (40) feet from the entry road and be a minimum of eighteen (18) feet
wide. Where parcels are zoned five (5) acres or larger, turnarounds shall be
provided at intervals of approximately one thousand three hundred twenty (1,320)
feet, or as approved by the Fire Chief. Each dead-end road shall have a
turnaround constructed at its terminus.
(vi) The minimum level of improvement is determined by the grade of the access
road or driveway providing access from the road to the building site or parking
area as follows (UFC 10.204):
Surface Minimum Grade
All -Weather
less than 12 percent
Nonskid (Note
1)
12 percent to 16
percent
Nonskid (Noteover
2)
16 percent
Note 1. Surface shall be asphalt or concrete in the City of Atascadero Engineering
Standard Specifications and Drawings including a nonskid finish (brushed concrete
or equivalent pavement).
Note 2. A driveway/access road that would provide a grade greater than sixteen
percent (16%) and less than twenty percent (20%) and is designed by a
Registered Civil Engineer may be considered on a case-by-case basis by the Fire
Chief.
(vii) The maximum length of dead-end road, including all dead-end roads
accessed from the dead-end roads, shall use the following cumulative lengths as a
guideline for approval by the Fire Chief, regardless of the number of parcels
served:
Parcels less
than 1 acre
800 feet
Parcels 1 ac. to
1320 feet
4.66 ac.
Parcels 5 ac. to
2640 feet
19.99 ac.
Parcels 20 + ac.
5290 feet
All lengths shall be measured from the edge of the roadway surface at the
intersection that begins from the road to the end of the dead-end road surface at
its farthest point. Where a dead-end road crosses areas of differing zones, the
shortest allowable length shall apply.
(3) Fuel Management. All parcels shall comply with the fire department's wildland
fuel management program. The hazardous vegetation that the program is
concerned with is seasonal and recurrent in nature. Therefore, the operation of the
program is planned on a continuous annual basis.
(c) Engineering Division.
(1) Road Improvements --General.
(i) All road improvements shall be constructed in accordance with the City
Engineering Department Standard Specifications and Drawings or as directed by
the City Engineer.
(ii) An encroachment permit shall be obtained from the City Engineering
Department prior to the start of construction. The applicant shall enter into a Plan
Check/Inspection agreement with the City.
(iii) Road improvement plans prepared by a registered civil engineer shall be
submitted for review and approval by the City Engineer prior to approval of the
Master Development Plan.
Road improvement plans shall conform to the requirements of the City Standard
Specifications, Section 2 --Preparation of Plans. R -value testing shall be done, and
pavement sections designed by a registered civil engineer to the satisfaction of the
City Engineer.
(2) Road Improvements--On-Site.
(i) The following roads shall be fully improved to a Rural Hillside Collection Section
(City Std. 404), or as approved by the City Engineer prior to the issuance of
building permits. The structural section shall be based on a T.I. = 5.0.
b. San Marcos Road from the project boundary to the intersection of Cenegal
Road (prior to Phase 1);
a. Cenegal Road from the project boundary to the intersection of San Marcos
Road (prior to Phase 11);
(ii) All other roads within the project boundary shall be fully improved to a Rural
Hillside Local Section (City Std. 402), or as approved by the City Engineer prior to
the issuance of building permits. The structural section shall be based on a T.I. _
4.0.
(iii) The minimum right-of-way width for all on-site roads shall be fifty (50) feet.
(iv) All cul-de-sacs shall meet the requirements of City Standard 415, Typical Cul-
de -Sac for rural areas with an unobstructed turning radius of forty (40) feet and a
paved radius of thirty-four (34) feet, or as approved by the City Fire Marshal. Areas
not paved within the forty (40) foot unobstructed turning radius shall be designed
and maintained to support imposed loads of forty thousand (40,000) pounds at
twenty-five (25) miles per hour and shall be provided with a surface which provides
for all weather driving capabilities.
(v) Slope easements shall be provided on each side of the right-of-way as needed
to accommodate cut slopes, fill slopes and/or retaining structures.
(vi) Curve widening shall be constructed on all on-site roads in conformance with
Section 4, Paragraph F of the City Standard Specifications, or as approved by the
City Engineer.
(vii) On-site road alignments shall be designed such that all existing streets, roads
and alleys outside the project boundary, which intersect the project boundary, are
provided with, and capable of obtaining, access from the on-site roads. Road
alignments outside the project boundary, which intersect the project boundary,
shall be clearly shown on the improvement plans.
(viii) The applicant shall install all necessary street name and traffic signs as well
as all necessary traffic striping and markings as required by the City Engineer.
(ix) The applicant shall offer to dedicate all road rights-of-way for on-site roads to
the City. The irrevocable offer of dedication shall be filed prior to, or
simultaneously with, the recordation of any final document implementing Lot Line
Adjustment 94-005.
(3) Road Improvements--Off-Site.
(i) Curve widening shall be constructed on Los Altos Road from Highway 41 to
San Marcos Road where curve radii is less than two hundred (200) feet. Curve
widening shall be constructed in conformance with Section 4, Paragraph F of the
City Standard Specifications, or as approved by the City Engineer. Plans for the
curve widening shall be submitted for review and approval by the City Engineer
prior to the approval of the Master Development Plan.
The curve widening on Los Altos Road shall be constructed when the ADT on Los
Altos Road reaches five hundred (500) vehicles per day, with the development of
the twenty-seventh lot in Phase 1, or within three (3) years of the issuance of
building permits for Phase 1, whichever is earlier.
(ii) A "Stop" sign and stop bar shall be constructed at the intersection of Los Altos
Road and San Marcos Road and shall be constructed with the development of
Phase 1 of the project and prior to the issuance of building permits.
(iii) San Marcos Road between Los Altos Road and the project boundary shall be
improved preparatory to acceptance of this portion of road into the City maintained
system.
Curve widening shall be constructed where curve radii is less than two hundred
(200) feet. Curve widening shall be constructed in conformance with Section 4,
Paragraph F of the City Standard Specifications, or as approved by the City
Engineer. Improvement plans for the curve widening shall be submitted for review
and approval by the City Engineer prior to approval of the Master Development
Plan.
San Marcos Road between Los Altos Road and the project boundary shall be
improved prior to the development of Phase 1 of the project and prior to the
issuance of building permits.
(iv) The applicant shall enter into a maintenance agreement with the City for the
portion of San Marcos Road between Los Altos Road and the project boundary.
The agreement shall guarantee that damage to the road which results from
construction traffic generated by the development of the project is properly
repaired. The agreement shall be reviewed and approved by the City Engineer
and the City Attorney. The agreement shall remain in -force throughout
construction of Phase 1 and Phase 2 of the project.
A maintenance security in a form acceptable to the City Attorney and the City
Engineer shall be posted for the portion of San Marcos Road between Los Altos
Road and the project boundary. The maintenance security shall remain effective
until final acceptance of both Phase 1 and Phase 2 of the project.
(v) Left -turn lanes shall be constructed on State Highway 41 for eastbound traffic
entering both Los Altos Road and the driveway serving Lots 109-112.
Improvement plans for the left -turn lanes shall be submitted for review and
approval by Caltrans and the City Engineer prior to approval of the Master
Development Plan.
The left -turn lanes for Los Altos Road shall be constructed when the ADT on Los
Altos Road reaches five hundred (500) vehicles per day, with the development of
the twenty-seventh lot in Phase 1, or within three (3) years of the issuance of
building permits for Phase 1, whichever is earlier.
The left -turn lanes for the driveways accessing Lots 109-112 shall be constructed
with the development of any portion of Lots 109-112.
(vi) Vehicle refuge lanes shall be constructed for vehicles turning left onto State
Highway 41 from both Los Altos Road and the driveway serving Lots 109-112.
Improvement plans for the refuge lanes shall be submitted for review and approval
by Caltrans and the City Engineer prior to approval of the Master Development
Plan.
The vehicle refuge lane for Los Altos Road shall be constructed when the ADT on
Los Altos Road reaches five hundred (500) vehicles per day, with the development
of the twenty-seventh lot in Phase 1, or within three (3) years of the issuance of
building permits for Phase 1, whichever is earlier.
The vehicle refuge lane for the driveways accessing Lots 109-112 shall be
constructed with the development of any portion of Lots 109-112.
(vii) The improvements required to achieve a minimum of five hundred fifty (550)
feet of sight distance shall be constructed at the intersection of Los Altos Road
and State Highway 41 and at the intersection of the driveway serving Lots 109-112
and State Highway 41. Improvement plans for the site distance improvements
shall be submitted for review and approval by Caltrans and the City Engineer prior
to approval of the Master Development Plan.
The site distance improvements for Los Altos Road shall be constructed when the
ADT on Los Altos Road reaches five hundred (500) vehicles per day, with the
development of the twenty-seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The site distance improvements for the driveways accessing Lots 109-112 shall be
constructed with the development of any portion of Lots 109-112.
(viii) Advisory and warning signage shall be installed along State Highway 41 to
advise drivers of the approaching intersection with Los Altos Road and the
driveway serving Lots 109-112. Signage shall be installed which indicates a left -
turn lane ahead. Improvement plans for the signage improvements shall be
submitted for review and approval by Caltrans and the City Engineer prior to
approval of the Master Development Plan.
The signage improvements for Los Altos Road shall be constructed when the ADT
on Los Altos Road reaches five hundred (500) vehicles per day, with the
development of the twenty-seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The signage improvements for the driveways accessing Lots 109-112 shall be
constructed with the development of any portion of Lots 109-112.
(ix) Designated right -turn lanes shall be constructed on State Highway 41 for
westbound traffic entering both Los Altos Road and the driveway serving Lots 109-
112. Improvement plans for the right -turn lanes shall be submitted for review and
approval by Caltrans and the City Engineer prior to approval of the Master
Development Plan.
The right -turn lane for Los Altos Road shall be constructed when the ADT on Los
Altos Road reaches five hundred (500) vehicles per day, with the development of
the twenty-seventh lot in Phase 1, or within three (3) years of the issuance of
building permits for Phase 1, whichever is earlier.
The right -turn lane for the driveways accessing Lots 109-112 shall be constructed
with the development of any portion of Lots 109-112.
(x) Curve widening shall be constructed on the following roads where curve radii is
less than two hundred (200) feet. Curve widening shall be constructed in
conformance with Section 4, Paragraph F of the City Standard Specifications, or
as approved by the City Engineer. Plans for the curve widening shall be submitted
for review and approval by the City Engineer prior to the approval of the Master
Development Plan.
a. Laurel Avenue from Santa Lucia Road to Cenegal Road.
b. Cenegal Road from Laurel Avenue to the project boundary.
The curve widening shall be constructed when the ADT on Laurel Avenue reaches
five hundred (500) vehicles per day, with the development of the thirty-eighth lot in
Phase 2, or within three (3) years of the issuance of building permits for Phase 2,
whichever is earlier.
(xi) A three-foot wide Class II base or other all weather surface walkway shall be
provided along one side Cenegal Road from the project boundary to Laurel
Avenue and along Laurel Avenue from Cenegal Road to Santa Lucia Road, or as
approved by the City Engineer. Improvement plans for the walkways shall be
submitted for review and approval by the City Engineer and Community
Development Director prior to approval of the Master Development Plan.
The three -foot -wide pedestrian walkway shall be constructed when the ADT on
Laurel Avenue reaches five hundred (500) vehicles per day, with the development
of the thirty-eighth lot in Phase 2, or within three (3) years of the issuance of
building permits for Phase 2, whichever is earlier.
(4) Drainage.
(i) All drainage improvements shall be constructed in accordance with the City
Engineering Department Standard Specifications and Drawings or as directed by
the City Engineer.
(ii) A grading and drainage plan for each lot, prepared by a registered civil
engineer, shall be submitted for review and approval by the City Engineer prior to
the issuance of building permits. A registered civil engineer shall provide a written
statement that all work has been completed and is in full compliance with the
approved plans and the Uniform Building Code (UBC).
(iii) An erosion control plan addressing interim erosion control measures to be
used during the construction shall be submitted for review and approval by the City
Engineer. Erosion control measures shall be in-place between October 1st and
April 1st.
Prior to issuance of Grading Permits, and if required under the Clean Water Act
(CWA), the applicant shall obtain the necessary permits in compliance with the
requirements of the National Pollutant Discharge Elimination System (NPDES).
(5) Utilities.
(i) All relocation and/or alteration of existing utilities shall be the responsibility of
the applicant.
(ii) The applicant shall submit a composite utility plan signed and approved by a
representative for each public utility company along with the improvement plans.
(iii) The applicant shall install all new utilities (water, gas, electric, cable TV and
telephone) underground. Fire hydrants shall be installed at locations as required
by the City Fire Marshal. Utilities shall be extended to the property line frontage of
each parcel or its public utility easement.
(iv) Any utility trenching in existing streets shall be overlayed to restore a smooth
riding surface to the satisfaction of the City Engineer.
(6) General.
(i) A Preliminary Soils Report shall be prepared for the property to determine the
presence of expansive soil or other soil problems and shall make
recommendations regarding grading of the proposed site. A final soils report shall
be submitted by the soils engineer prior to the final inspection and shall certify that
all grading was inspected and approved and that all work done is in accordance
with the plans and the preliminary report.
(ii) All improvements shall be covered with a one hundred percent (100%)
Performance Guarantee and a fifty percent (50%) Labor and Materials Guarantee
until the improvements are deemed substantially complete by the City Engineer.
Prior to the final inspection of the improvements, and before the other guarantees
mentioned in this condition are released, a ten percent (10%) Maintenance
Guarantee shall be posted to cover the improvements for a period of one (1) year
from the date of the final inspection. The guarantee amounts shall be based on an
engineer's estimate submitted by the project engineer and approved by the City
Engineer. The Guarantees posted for this project shall be approved by the City
Attorney.
(iii) A mylar copy and a blue line print of as -built improvement plans, signed by the
registered engineer who prepared the plans, shall be provided to the City Engineer
prior to the final inspection.
(iv) The applicant shall acquire title or interest in any off-site land that may be
required to allow for the construction of the improvements. The applicant shall
bear all costs associated with the necessary acquisitions.
(v) All improvements shall be completed or bonded for prior to the approval of the
Master Development Plan. If the improvements are to be bonded, the applicant
shall enter into a Performance Agreement with the City. The form and content of
the Performance Agreement shall be reviewed and approved by the City Engineer
and City Attorney. (Ord. 286 § 3 Exh. C, 1995)