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Home My WebLink AboutPC_2003-03-18_AgendaPacketCITY OFATASCADERO PLANNING COMMISSION AGENDA Regular Meeting March 18, 2003 — 7:00 P.M. City of Atascadero 6500 Palma Ave. — 4th Floor, - Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Fonzi Vice Chairperson Kelley Commissioner Bentz Commissioner Beraud Commissioner Jones Commissioner O'Keefe 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 MARCH 4, 2003. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 2. Conditional Use Permit 2002-0080: Ataseadero Avenue / Morro Road Mixed Use Applicant: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2002-0080 Project Southeast corner of Morro Road and Atascadero Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 031-052-024 Project The project consists of a mixed use commercial office and multi -family residential Description: development on single parcels totaling 1.4 acres. The commercial office buildings will have a total of 7100 square feet with a 24 space parking lot. The residential portion will consist of seven semi -attached multi -family dwellings with 21 parking spaces. A single shared driveway will provide access to Morro Road (SR 41) and two Atascadero Avenue Road. The site will have coordinated architecture and 20,000 sf of landscaping. The existing site is a vacant pasture will minimal slope and limited vegetation. General Plan: General Commercial, Zoning District Commercial Professional / PD -3. Proposed PROPOSED NEGATIVE DECLARATION 2003-0009: 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. Staff Adoption of Planning Commission Resolution 2003-0040 approving Conditional Recommends Use Permit 2002-0080, allowing a mixed use office and multi -family residential project at 7005 Morro Road subject to findings and conditions. 3. Conditional Use Permit 2002-0079: Morro Road Mixed Use Applicant: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2002-0079 Project Southeast of the corner of Morro Road and Atascadero Avenue, Atascadero, CA Location: 93422 (San Luis Obispo County) APN 031-036, 037 Project The project consists of a mixed use commercial office and multi -family residential Description: development on two separate parcels totaling 1.1 acres. The commercial office buildings will have a total of 5400 square feet with a 14 space parking lot. The residential portion will consist of eight semi -attached multi -family dwellings with 16 parking spaces. A single shared driveway will provide access to Morro Road (SR 41). The site will have coordinated architecture and 14,000 sf of landscaping. The existing site is a vacant pasture will minimal slope and limited vegetation. General Plan: General Commercial, Zoning District Commercial Professional / PD- COMMISSIONER COMMENTS & REPORTS ADJOURNMENT The next regular meeting of the Planning Commission will be April 1, 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, thatperson may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at/or prior to this public hearing. \\CityhaII\CDvlpmnt\— PC Agendas\PC 2003\PC Agenda. 03-18-03.am.doc 3. Proposed PROPOSED NEGATIVE DECLARATION 2003-0009: 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 Staff Adoption of Planning Commission Resolution 2003-0039 approving Conditional Recommends Use Permit 2002-0079, allowing a mixed use office and multi -family residential project at 7225 Morro Road subject to findings and conditions. COMMISSIONER COMMENTS & REPORTS ADJOURNMENT The next regular meeting of the Planning Commission will be April 1, 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, thatperson may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at/or prior to this public hearing. \\CityhaII\CDvlpmnt\— PC Agendas\PC 2003\PC Agenda. 03-18-03.am.doc City ofAtascadero WELCOME TO THE ATASCADER0 PLANNING COMMISSION MEE TING 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: 1 DRAFT DATE: 3-18-03 CITY OFATASCADERO PLANNING COMMISSION MINUTES Regular Meeting March 4, 2003 — 7:00 P.M. CALL TO ORDER Chairperson Fonzi called the meeting to order at 7:02 p.m. and Commissioner Porter led the Pledge of Allegiance. PLANNING COMMISSION BUSINESS A. Administration of Oath of Office City Clerk Marcia McClure Torgerson administered the Oath of Office to Planning Commission Members Robert Jones, Joan O'Keefe, and Ellen Beraud. ROLL CALL Present: Commissioners Beraud, Jones, O'Keefe, Porter, Bentz, Kelley and Chairperson Fonzi 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, Atascadero City Firefighter Peter Gaw and Recording Secretary Grace Pucci. PUBLIC COMMENT Eric Greening, 7365 Valle Avenue, welcomed the new Commissioners and thanked the Commissioners who had attended the Smart Growth Conference. Mr. Greening spoke about his conclusion that the fear of high density may be unwarranted but it is still warranted if the patterns of auto use are the same as they are with low density. He encouraged the Commission to look at every mechanism they can when approving developments with higher density to encourage a modal shift, i.e. designs of streetscapes that would encourage pedestrian usage and incorporating more areas for shade into the designs. Chairperson Fonzi closed the Public Comment period. Community Development Director requested that agenda Items #8 and 9 be switched. MOTION: By Commissioner Jones and seconded by Vice Chairperson Kelley to switch Items #8 and 9. AYES: Commissioners Jones, Kelley, Bentz, Beraud, Porter, O'Keefe and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON FEBRUARY 4, 2003. MOTION: By Commissioner Jones and seconded by Commissioner Bentz to approve the Consent Calendar. AYES: Commissioner Jones, Bentz, Porter, Kelley and Chairperson Fonzi NOES: None ABSTAIN: Commissioners Beraud and O'Keefe Motion passed 5:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS 2. TREE REMOVAL PERMIT (TRP) #2003-0027: 5516 Tunitas Ave. Request to remove two (2) native walnut trees over 24 -inches dbh located at 5516 Tunitas Ave. (APN 029-081-003) Staff Recommends: The Planning Commission adopt Resolution PC 2003-0032 to approve the request to remove two native walnut trees subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. Assistant Planner Kelly Davis provided the staff report and answered questions of the Commission. MOTION: By Vice Chairperson Kelley and seconded by Commissioner Porter to adopt Resolution PC 2003-0032 to approve the request to remove two native walnut trees subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. AYES: Commissioners Kelley, Porter, O'Keefe, Jones, Beraud, Bentz and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7: 0 by a roll -call vote. 3. TREE REMOVAL PERMIT (TRP) #2003-0028: 7305 SANTA CRUZ ROAD Request to remove one (1) native oak tree over 24 -inches dbh at 7305 Santa Cruz Road. Staff Recommends: The Planning Commission adopt Resolution PC 2003-0026 to approve the request to remove one 32 -inch native oak subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. Assistant Planner Kelly Davis provided the staff report and answered questions of the Commission. MOTION: By Vice Chairperson Kelley and seconded by Commissioner Jones to adopt Resolution PC 2003-0026 to approve the request to remove one native oak tree subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. AYES: Commissioners Kelley, Jones, Beraud, Porter, Bentz, O'Keefe and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7:0 by a roll -call vote. PUBLIC HEARINGS 4. GENERAL PLAN AMENDMENT 2003-0003; ZONE CHANGE 2003-0038 Applicant: Bruce Black, P.O. Box 867 Cambria, CA 93428 Project Title: 7905 Curbaril Avenue General Plan Amendment 2003-0003, Zone Change 2003-0038 — Conversion of existing 1,925 square foot building from office use to single-family residence Project Location: 7905 Curbaril Avenue, Atascadero, CA 93422 (San Luis Obispo County); APN 031-183-027 Project The project consists of an application to amend the existing GC (General Commercial) Description: General Plan land use designation to MDR (Medium Density Residential, 10 units/acre), and to change the CP (Commercial Professional) zoning district to RMF -10 (Residential Multi - Family, 10 units/acre). The project site is currently developed with a 1,925 square foot building, landscaping, and paved driveway with parking. Proposed PROPOSED NEGATIVE DECLARATION 2003-0005: 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 Staff 1. Adopt Resolution No. PC 2003-0017 recommending that the City Council certify Proposed Negative Declaration 2003-0005; and, Recommendation 2. Adopt Resolution No. PC 2003-0018 recommending that the City Council introduce an ordinance for first reading to approve General Plan Amendment 2003-0003 based on findings; and, 3. Adopt Resolution No. PC 2003-0019 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2003-0038 based on findings. Planning Services Manager Steve McHarris provided the staff report and answered questions of the Commission. PUBLIC COMMENT Bruce Black, 7905 Curbaril, applicant, expressed his concern regarding a willow tree on the property which he fears might have to be removed or compromised to comply with the sidewalk requirement. Mr. Black noted that there are no other sidewalks in the neighborhood. Chairperson Fonzi closed the Public Comment period. MOTION: By Commissioner Bentz and seconded by Vice Chairperson Kelley to adopt Resolution No. PC 2003-0017 recommending that the City Council certify Proposed Negative Declaration 2003-0005; and adopt Resolution No. PC 2003- 0018 recommending that the City Council approve General Plan Amendment 2003-0003 based on findings; and adopt Resolution No. PC 2003-0019 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2003-0038 based on finding, with the following change to Conditions of Approval: Condition of Approval #4: Portions of the rear yard asphalt paving behind the condition #3 gate may remain for vehicle parking and turn-around. The remaining area shall be renovated to feplaee a minimum 500% ef the asphalt paviwith ential lancseape planting. The ,.e i i - . e area shall be renovated with residential patio pa-ver-s or- similar- patio pavement tfeatment,tiniess -et# landseapea with plar A mater-;-&-1 subject to staff approval. AYES: Commissioners Bentz, Kelley, Porter, Jones, Beraud, O'Keefe and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. 5. GENERAL PLAN AMENDMENT 2003-0004; ZONE CHANGE 2002-0032; ROAD ABANDONMENT 2002-0011; CONDITIONAL USE PERMIT 2002-0074; TENTATIVE TRACT MAP 2002-0021,9500 LAS LOMAS AVE.: Applicant: Rex Hendrix, P.O. Box 6062, Atascadero, CA 93423 Project Title: General Plan Amendment 2003-0004/Zone Change 2002-0032/ Road Abandonment 2002-0011/Conditional Use Permit 2002-0074/Tentative Tract Map 2002-0021 — The Villas at Montecito, a 28 -unit townhouse development and a 6,400 square foot office building Project Location: 9500 Las Lomas Avenue, Atascadero, CA 93422 (San Luis Obispo County) APN 030-481-005, 030-481-006 Project The proposed project consists of a General Plan Amendment and a Planned Development Zone Change Description: with a Conditional Use Permit, Tentative Tract Map to allow a 28 -unit townhouse development and a 6,400 square foot commercial office building. The site is gently sloped and primarily undeveloped with several native oak trees. A westerly portion of the site is commercially developed and is proposed to be reconfigured with the addition of one office building. Abandonment of a portion of the westerly side of the Las Lomas Avenue right-of-way will be abandoned. The site is bounded by El Camino Real, Principal Avenue, Las Lomas Avenue and Montecito Avenue. Public water and sewer are available to the site, and will serve the project. Removal of native oak trees is required. Proposed PROPOSED NEGATIVE DECLARATION 2003-0038: 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 Staff Adopt Resolution No. PC 2003-0020 recommending that the City Council certify Proposed Mitigated Negative Declaration 2002-0038; and, Recommendation Adopt Resolution No. PC 2003-0021 recommending that the City Council approve General Plan Amendment 2003-0024 based on findings; and, Adopt Resolution No. PC 2003-0022 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2002-0032 based on findings; and Adopt Resolution No. PC 2003-0023 recommending the City Council approve Road Abandonment 2002-0011, based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, Adopt Resolution No. PC 2003-0024 recommending that the City Council approve the Master Plan of Development (CUP 2002-0074) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, Adopt Resolution No. PC 2003-0025 recommending the City Council approve Vesting Tentative Tract Map 2002-0021, based on findings and subject to Conditions of Approval and Mitigation Monitoring. For the record the following corrections were noted: Pages 193 through 207 were misprinted and the actual address should be 9500 Las Lomas Avenue and page one of the staff report should be corrected to show Zone Change 2003-0033. Planning Services Manager Steve McHarris provided the staff report and with Atascadero City Firefighter Peter Gaw answered questions of the Commission. PUBLIC COMMENT Bob Tomaszensky, architect and applicant's representative, 1329 Broad Street, San Luis Obispo, thanked staff for their efforts on the project and answered questions raised by the Commission. Mr. Tomaszensky stated the applicant's concerns regarding Conditions of Approval Nos. 6.g., i. j., k., 9., 12.b., 16., and 18. Mr. Tomaszensky answered questions of the Commission. Rex Hendrix, applicant, discussed his concerns with Condition of Approval No. 16, the deed restricted affordable units in the moderate category. Mr. Hendrix answered questions of the Commission. Commissioner Jones stated that the City Council must call the shot on the affordable housing issue. He would like staff to come up with some rules for this type of housing, as the Commission has nothing to go by at this time. Vince Lavorgna stated he is currently building a home in Atascadero and spoke about the issue of a gated community and the types of equipment the Fire Department could use to open the gates when needed. Regarding affordable housing, he feels that the prices projected for the units in this project are affordable when compared to housing in the community in general. Larry Bell, 9025 Pino Solo Avenue, expressed his concern regarding this project in a written statement handed to the Commission. (Attachment A) Eric Greening indicated that the project has a lot of good points but he had several concerns regarding long-term monitoring of the trees, the barrier and illusion of security created by a gated community, units 1 and 2 are close to a pet kennel and will potential buyers be appraised about the noise factor and will there be acoustic screening to buffer the noise, and regarding affordability he feels it is time to bite the bullet with an inclusionary housing ordinance. Dirk Mulder, Las Lomas Avenue, stated he lives across the street from this project and outlined his concerns in a written statement. (Attachment B) Kelsey Richardson and Haley Kraus, Las Lomas Avenue, students at Atascadero High School, stated their concerns regarding building more houses in an already crowded community. They would not like to see housing on this site, but rather would like to see it left in its natural state. Kim Malone, 9275 Pino Solo, requested that the entrance to the project be moved approximately 200 yards toward El Camino Real to lessen the traffic impacts. She discussed other traffic issues of concern and stated she was not in favor of a gated community. Tim Malone, 9275 Pino Solo, stated his concerns regarding traffic and felt there should be a crosswalk or crossing guard to protect children walking or biking to school. He asked where guests to the project would park. Thomas Lewis stated he was in mortgage lending and felt that more affordable housing was good business for everyone, however he was uncertain that this project would lend itself to affordable housing. He expressed concern that no rules were in place for affordable housing and felt it was unfair to make this applicant a guinea pig. Mary McCowan, 9000 Pino Solo, expressed her concerns with traffic and felt Principal Way should be widened along with Las Lomas and Montecito. She is also concerned about the health of the trees on the property. Eric Greening stated that children from this project in the ages of kindergarten through sixth grade would be attending Santa Rosa school, which would not be far enough for them to get bus service. If they were on foot or bicycling, they would be traveling on one of the most dangerous and unsafe routes to school. He asked if the applicant could help with this problem. Chairperson Fonzi closed the Public Comment period. Mrs. O'Keefe asked about a comment in the staff report in which it states that the foundation shall span across roots. Ted Elder, arborist, stated this is often done when the engineers design the footings so that pylons can be placed to span across the root system in order to eliminated cutting off the roots. Mr. Elder further stated that every tree on the site is labeled both in the book and out in the field. Vice Chairperson Kelley expressed his support for fencing and gating the property due to the fact that there are open areas and a homeowners association, and this increases the chance that there could be litigation due to the public walking through the project. Regarding affordable housing, he stated he is 100% in favor of it, but he does not feel it was added to the project at the proper time and he therefore does not feel the applicant should be liable and incur a financial loss for requirements that are not in place yet. Vice Chairperson Kelley stated he hoped that the City Council and planning department would put a rush on giving the Commission some guidelines and rules to go by for affordable housing. Commissioner O'Keefe felt due to the impact to the trees there should be bonding in place for this project. She stated she likes the project but could not support it without the two deed - restricted affordable units. Commissioner Bentz asked staff to address the changes to the Conditions of Approval as requested by the applicant. He stated that he likes this proposal and that it would add to the area. He does not feel it should be the responsibility of the applicant to provide a safe route to school for children in the project. Commissioner Jones addressed the issue of affordable housing and stated he would like some rules brought forward as soon as possible, and does not feel it is fair to impose it on the developer. He stated an additional concern regarding the ingress and egress on Principal Avenue and felt there should be another on Montecito. Vice Chairperson Kelley gave staff a printout of the latest Affordable Housing Standards by the San Luis Obispo County Department of Planning and Building (Attachment C) and asked if these figures would be used. Mr. McHarris indicated that they would. Commissioner Beraud felt that the City Council has set a precedent by encouraging some affordable housing in new projects. She feels even if there are no set guidelines at this time, it will be required in the future and she would support a motion that would require some workforce housing. Chairperson Fonzi asked staff to address issues raised by the public. She stated that she likes the project in general and feels the only problem is with the affordable housing; she has mixed feelings about the issue. She would like to have some rules in place and does not like to require it of the applicant without him knowing exactly what he is required to do, and yet she feels the housing is definitely needed. Additionally, she has strong feelings against a gated community. MOTION: By Commissioner Bentz and seconded by Commissioner O'Keefe to adopt Resolution No. PC 2003-0020 recommending that the City Council certify Proposed Mitigated Negative Declaration 2002-0038; and, adopt Resolution No. PC 2003-0021 recommending that the City Council approve General Plan Amendment 2003-0024 based on findings; and, adopt Resolution No. PC 2003- 0022 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2002-0032 based on findings; and adopt Resolution No. PC 2003-0023 recommending the City Council approve Road Abandonment 2002-0011, based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution No. PC 2003-0024 recommending that the City Council approve the Master Plan of Development (CUP 2002-0074) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution No. PC 2003-0025 recommending the City Council approve Vesting Tentative Tract Map 2002-0021, based on findings and subject to Conditions of Approval and Mitigation Monitoring and that the following changes be made to the Conditions of Approval in the staff report: 1. Drop Conditions of Approval No. 6.g., i., j. and k. 2. Condition of Approval No. 12 b.: Condition to be dropped and to show as on existing plans. 3. Condition of Approval No. 18: Two One guest parking spaces shall be eliminated along lot #30 to provide sufficient room for the proposed pathway and an additional pathway adjacent to lot #21. 4. The City Engineer is requested to put no parking around the perimeter of the development. AYES: Commissioners Bentz, O'Keefe, Porter, Beraud and Chairperson Fonzi NOES: Commissioners Jones and Kelley ABSTAIN: None Motion passed 5:2 by a roll -call vote. Chairperson Fonzi recessed the hearing at 9:50 p.m. Chairperson Fonzi called the meeting back to order at 9:58 p.m. 6. TENTATIVE PARCEL MAP 2002-0034; 8105 COROMAR AVE. Applicant: Phillip Basye, 709 Sandydale Dr., Nipomo, CA 93444 Project Title: Tentative Parcel Map 2002-0034 Project Location: 8105 Coromar Ave., Atascadero, CA 93422, San Luis Obispo County APN 056-031-036 Project A proposed subdivision of an existing 1.34 -acre lot into two individual parcels of .77 and Description: .52 net acres. The site is currently developed with a single-family residence and detached shed. The existing residence will be confined to one lot. An existing shed shall be removed to allow the new lot to be developed with a new single-family residence. The parcels are slight to moderately sloped and contain several native oak trees. The newly created parcel averages slopes of less than 10%. The property will be served by City sewer, and water is available from Atascadero Mutual Water Company. General Plan Designation: Single Family Residential (SFR). Zoning District: Residential Single Family -Y (RSF-X) Staff The Planning Commission adopt Resolution No. 2003-0031, certifying the proposed Mitigated Negative Declaration 2003-0004 and approving Tentative Parcel Map 2002 - Recommendation 0034, a request to subdivide one lot totaling 1.34 acres into two parcels of 0.77 and 0.52 - acre (all lot areas are gross area), based on findings and subject to conditions. Assistant Planner Kelly Davis provided the staff report and answered questions of the Commission. PUBLIC COMMENT Phillip Basye, 709 Sandydale Drive, Nipomo, applicant, stated that he agrees and supports everything in the staff report and requested the Commission approve the resolution. Chairperson Fonzi closed the Public Comment period. MOTION: By Commissioner Jones and seconded by Vice Chairperson Kelley to approve Tentative Parcel Map 2002-0034, located at 8105 Coromar Avenue subject to staff conditions and to adopt Resolution No. PC 2003-0031 certifying the proposed Mitigated Negative Declaration 2003-0004 which includes the approval of the Tentative Parcel Map. AYES: Commissioners Jones, Kelley, O'Keefe, Porter, Beraud, Bentz and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. 7. CONDITIONAL USE PERMIT 2002-0084/TENTATIVE PARCEL MAP 2002- 0032; 2605 TRAFFIC WAY Applicant: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2002-0084/Tentative Parcel Map 2002-0032 Project Location: 2605 Traffic Way Project Proposed 4 -lot subdivision and Conditional Use Permit for a two membership assembly Description: buildings, a public park, and single-family residential lot. Four native oak trees are proposed for removal. Proposed PROPOSED MITIGATED NEGATIVE DECLARATION 2003-0006: 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 Staff Adopt Resolution No. PC 2003-0027 certifying Proposed Mitigated Negative Declaration 2002-00; and, Recommendation Adopt Resolution No. PC 2003-0028 approving CUP 2002-0084 based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, Adopt Resolution No. PC 2003-0029 approving Tentative Parcel Map 2002-0032, based on findings and subject to Conditions of Approval and Mitigation Monitoring. Associate Planner Glenn Rider provided the staff report and answered questions of the Commission. PUBLIC COMMENT Kelly Gearhart, 6205 Alcantara Avenue, applicant, stated he was in agreement with the staff report and answered questions of the Commission. Chairperson Fonzi referred to a letter she had received from Mr. Greg Boyer that the Commission has read and asked that the letter be attached to the Minutes. (Attachment D) David Gabler, 2780 Ferrocarril, requested that Condition #11. d. regarding parking lot maintenance be separated from the issue of construction noise. Further he requested that a specific condition be added limiting the noise from the assembly buildings to a level that is respectful of the surrounding residential neighborhood and the school, and another condition requiring outdoor lighting be turned off after the occupants have left the facility for the night. Thomas Lewis, referred to the swap for the Printery mentioned in the report and asked who currently owned the Printery. Chairperson Fond closed the Public Comment period. MOTION: By Commissioner Jones and seconded by Commissioner Porter to adopt Resolution No. PC 2003-0027 certifying Proposed Mitigated Negative Declaration 2002-0006; and, adopt Resolution No. PC 2003-0028 approving CUP 2002-0084 based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution No. PC 2003-0029 approving Tentative Parcel Map 2002-0032, based on findings and subject to Conditions of Approval and Mitigation Monitoring. AYES: Commissioners Jones, Porter, Beraud, Bentz, O'Keefe, Kelley and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. 8. ZONE CHANGE 2003-0042: MIXED USE CODE TEXT AMENDMENT IN COMMERCIAL DISTRICTS Applicant: City of Atascadero Project Title: Zone Change 2003-0042: Zoning Code Text Amendment to conditionally allow Mixed Use commercial and multifamily development in the Commercial Retail and Commercial Professional districts. Project Zone Change: Citywide: Commercial Retail (CR) and Commercial Professional (CP) zoning Location: districts. Project The project consists of a proposed text amendment to the City Zoning Ordinance to Description: conditionally allow mixed-use multi -family development in the CR and CP zoning districts consistent with General Plan Programs LOC 3.1.7 and LOC 3.1.9. . General Plan Designation: GC: General Commercial Zoning District: Commercial Retail (CR) and Commercial Professional (CP) zoning districts. Proposed The proposed project has been analyzed adequately in the 2002 General Plan EIR pursuant to Environmental applicable standards and impacts have been avoided or mitigated pursuant to that EIR. Determination: Staff The Planning Commission adopt Resolution 2003-0034, recommending that the City Council Recommends of the City of Atascadero adopt the proposed amendments to the Zoning Ordinance. Community Development Director Warren Frace provided the staff report and answered questions of the Commission. PUBLIC COMMENT Larry Keebo, 7400 Balboa, stated he has two parcels on El Camino Real and is working with staff on a project to build the Atascadero Wine and Visitors Center and a townhouse project. He stated concern about the businesses that are going in around this proposed development and feels that some areas on the north end of town need to be excluded from the mixed-use zoning. Mr. Keebo answered questions of the Commission. Community Development Director Frace addressed Mr. Keebo's concerns. Kelly Gearhart clarified the zoning for the Del Rio Road area. He felt in theory the multi -family zoning was good, however the commercial market is good now and must be built. Mr. Gearhart indicated that the knolls in that area are not good for residential development due to a groundwater problem. Chairperson Fonzi closed the Public Comment period. MOTION: By Commissioner Jones and seconded by Commissioner Bentz to recommend to the City Council that they approve the Zone Change 2003-0042 to amend the zoning ordinance to allow mixed-use multi -family residential in the CR and CP zoning districts subject to the conditions that have been set forth in the staff report and that they make specifically findings of consistency with the 2002 General Plan EIR. AYES: Commissioners Jones, Bentz, Porter, O'Keefe, Kelley and Chairperson Fonzi NOES: Commissioner Beraud ABSTAIN: None Motion passed 6:1 by a roll -call vote. 9. CONDITIONAL USE PERMIT 2002-0085; 7250 SANTA YSABEL Applicant: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2002-0085 Project Location: 7250 Santa Ysabel Project Proposed multi—family residential building located in the Commercial Retail zone district as Description: part of an contiguous mixed use development. Proposed PROPOSED MITIGATED NEGATIVE DECLARATION 2003-0007: 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 Staff Adopt Resolution No. PC 2003-0030 approving CUP 2002-0085 based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, Recommendation Associate Planner Glenn Rider provided the staff report and answered questions of the Commission. Commissioner Beraud indicated that she does not find this project to be a pleasing fit for the area and does not feel she can support the removal of the impacted tree. PUBLIC COMMENT Kelly Gearhart, applicant, stated that he was in agreement with the staff report. He indicated that the project was designed to keep the tree that is to be removed, but it was found to be in poor health. Also, Mr. Gearhart stated that all the neighbors are aware of the project as it is in their CC&R's, and there are several four-plexes in the neighborhood. Mr. Gearhart answered questions of the Commission. Chairperson Fond closed the Public Comment period. Commissioner O'Keefe stated it was her opinion that this project would impact the residential development in the area and she would therefore be unable to make the finding that states, "The project will not be inconsistent with the character of the immediate neighborhood," and for this reason would be unable to approve the project. Chairperson Fonzi asked that if the project is approved, another condition be added to prohibit the use of dumpsters on the site. MOTION: By Vice Chairperson Kelley and seconded by Commissioner Jones to adopt P.C. Resolution No. 2003-0007 approving CUP 2002-0085 to construct a four unit multi -family residential structure at 7250 Santa Ysabel Avenue subject to findings and conditions, adding a condition to prohibit the use of dumpsters, and subject to the following special findings: 1. The project will not result in an over concentration of multi -family residential development within a commercial district. 2. The project is compatible with and will not negatively impact surrounding commercial uses. 3. The project will not be located on a prime commercial intersection or site that would best be reserved for exclusive commercial development. AYES: Commissioners Kelley, Jones, Porter, Bentz and Chairperson Fonzi NOES: Commissioners Beraud and O'Keefe ABSTAIN: None Motion passed 5:2 by a roll -call vote. COMMISSIONER COMMENTS & REPORTS None ADJOURNMENT Chairperson Fonzi adjourned the meeting at 11:50 p.m. to the next regularly scheduled meeting on March 18, 2003. MEETING RECORDED BY AND MEETING PREPARED BY: Grace Pucci, Recording Secretary The following exhibits are available for review in the Community Development Department: Attachment A — Larry Bell, written comments Attachment B — Dirk Mulder, written comments Attachment C — San Luis Obispo County Affordable Housing Standards Attachment D — Letter to Commission from Greg Boyer \\Cityhall\CDvlpmnt\— PC Minutes\PC Minutes 03\PC Minutes 03.04.03.gp.doc Planning Commission Staff R Public Hearing ITEM NUMBER: DATE: ort Conditional Use Permit 2002-0080 Atascadero Brick Yard Mixed Use Development Phase I 7005 Morro Road (Kelly Gearhart / Wilson Land Surveys) SUBJECT: 3-18-03 Brick Yard Phase I CUP 2002-0080: The project consists of a mixed use commercial office and multi -family residential development on single parcels totaling 1.4 acres. The commercial office buildings will have a total of 7100 square feet with a 24 space parking lot. The residential portion will consist of seven semi -attached multi -family dwellings with 21 parking spaces. A single shared driveway will provide access to Morro Road (SR 41) and two Atascadero Avenue Road. The site will have coordinated architecture and 20,000 sf of landscaping. The existing site is a vacant pasture will minimal slope and limited vegetation. General Plan: General Commercial, Zoning District Commercial Professional / PD -3. RECOMMENDATION: Staff Recommends: 1. Adoption of Planning Commission Resolution 2003-0040 approving Conditional Use Permit 2002-0080, allowing a mixed use office and multi -family residential project at 7005 Morro Road subject to findings and conditions. SITUATION AND FACTS: 1. Applicant and Owner: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422, 805-674-3711 2. Project Address: 7005 Morro Road, Atascadero, CA 93422, APN 3. General Plan Designation: 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Determination: DISCUSSION: Background: ITEM NUMBER: 2 DATE: 3-18-03 031-052-024 General Commercial Commercial Professional / PD -3 1.40. acres Vacant Proposed Mitigated Negative Declaration 2003- 0010 posted February 27, 2003. Mixed Used: The City of Atascadero adopted a series of Smart Growth principles as the basis of the 2025 General Plan. The Smart Growth principles call for the efficient use and reuse of existing lands within a City and for more compact, pedestrian scaled development. One way to achieve this goal is with mixed use development. Mixed use development allows commercial, office, and residential uses to be mixed on the same site either vertical or horizontally. This approach to development has the added benefit of putting people's residences in closer proximity to jobs, shopping and transit which reduces dependency on the automobile. Although mixed use development was common in downtown commercial districts throughout the United States prior to World War II, adoption of uniform zoning ordinances in the 1950's usually prohibited the practice in favor of segregated land use patterns that favored suburban development patterns. As a response to dwindling inventories of vacant land and vanishing farmlands, communities are now beginning to allow mixed use development once again in commercial districts. The final General Plan included a number of goals and programs which allow for mixed use development along Morro Road and El Camino Real. The General Plan calls for the adoption of an ordinance to conditionally allow mixed use multi -family residential uses in the Commercial Retail and Commercial Professional zoning districts. The proposed code text amendment would implement the following sections of the General Plan. General Plan Mixed Use Policies Mixed Use Designations This section provides a description of each of the official mixed use land use designations and the corresponding zoning districts. The mixed use districts are ITEM NUMBER: 2 DATE: 3-18-03 primarily commercial districts where multi -family residential uses may be appropriate on a conditional basis. General Commercial (GC) This designation includes office, neighborhood, retail and tourist commercial zoning districts. Office areas allow a range of professional, business, and administrative service uses with small-scale retail uses. Mixed-use development with attached multi -family residential up to 16 du/ac maybe conditionally permitted by zoning. Neighborhood commercial areas accommodate daily shopping and service needs of surrounding residents, with businesses such as small markets, convenience stores, drug stores, salons, and other personal services. Neighborhood convenience centers should be concentrated at intersections of collector or arterial streets. Retail commercial zoning districts are provided to meet both the comparison and convenience shopping needs of residents in the City and surrounding area. The intended principal tenants of retail commercial areas include specialty and department stores and supermarkets. Retail nodes should be located at the intersections of arterial streets (including state highways) and major collector streets. A master plan of development is required for prime undeveloped commercial sites to prevent fragmented development from occurring that would comprise the retail potential of these sites. Mixed-use multi -family residential development maybe conditionally allowed up to 16 du/ac based on zoning. Exclusive development of multi -family may be allowed along the EI Camino Real corridor provided they are located on mid -block infill lots that are not best reserved for commercial development. Along Morro Road, mixed use multi -family and commercial projects are permitted in the GC land use provide a commercial or office use is provided along the street frontage. The tourist commercial zoning districts provides for uses that serve the traveling public, such as motels, restaurants, automotive services, and other compatible uses. Tourist commercial nodes are appropriately located along Highway 101 interchanges. Corresponding zoning districts are CP, CN, CR and CT with appearance review required. ITEM NUMBER: 2 DATE: 3-18-03 Goal LOC 3. Transform the existing El Camino Real "strip" into a distinctive, attractive and efficient commercial, office and industrial park area which can provide for the long-term economic viability of the community. Policy 3.1: Encourage retail businesses at efficient and attractive nodes along EI Camino Real and Morro Road with mixed office and residential uses between those nodes. Programs: 1. Designate the southeast corner of the Curbaril Avenue and ECR intersection for a master planned retail commercial use. 2. Designate and protect the east side of the Del Rio Road and EI Camino Real intersection for a master planned retail commercial use. 3. Designate parcels northwest of the Santa Barbara and EI Camino Real intersection known as Dove Creek for a mixed-use planned development. 4. Designate the area between San Jacinto Avenue and Rosario Avenue along EI Camino Real for neighborhood commercial and office uses. 5. Develop incentives to attract new businesses to under utilized locations along EI Camino Real. 6. Require new development to comply with provisions of the Appearance Review Manual specific to the EI Camino Real corridor, including the incorporation of landscaping and pedestrian walkways and providing reciprocal driveway access easements between sites, where feasible. 7. Conditionally allow, mixed-use or exclusive multi -family infill development in the mid -block portions of General Commercial areas along EI Camino Real. 8. Preserve primary intersections for commercial development with a land use overlay that requires the approval of an overall Master Site Development Plan prior to approval of any development plans. 9. Conditionally allow, mixed-use office and multi -family development along Morro Road, provided each development has an office or commercial frontage use with recessed parking. 10. Utilize the Capital Improvement Program to prioritize street tree planting, streetscape improvements and street repair projects along EI Camino Real. 11. Amend and maintain the zoning ordinance to require Conditional Use Permit approvals of bars, dance halls, night clubs, drive through restaurants, and service stations (all gasoline sales uses). 12. Develop street design standards for EI Camino Real that provide for street trees, landscaping and pedestrian comfort. ITEM NUMBER: 2 DATE: 3-18-03 Site Design /Landscaping: The site is located at 7005 Morro Road, at the corner of Atascadero Avenue. The site is a flat pasture with no native oak trees. The project is designed to take primary access from a shared driveway on Morro Road with two secondary access drives on Atascadero Avenue. Three office commercial buildings with a total square footage of 7,100 sf will front Morro Road with parking to the rear consistent with the mixed use requirement. The rear of the lot will contain seven multi -family dwellings. The dwellings will have private fenced side yards for outdoor recreation. The entire site will be landscape including a landscape buffer island in the center of the site. This island will have a landscape berm and numerous trees planted to provide separation between the commercial and residential uses. The parking areas will be divided into a residential and commercial area. The uncovered residential parking and driveways will be delineated with interlocking pavers. A reciprocal access easement will be provided to adjoining parcel to the east to allow a future through connection. Decorative light poles and benches will be incorporated into the site plan as well. ATASCADERO BRICK YARD PHASE I ATASCADERO, CA. ------------------------------------------------------------ REV ----. Nnnr.q �1'/„' ,.nom ��l�►�� `� ITEM NUMBER: 2 DATE: 3-18-03 Commercial Architecture The commercial buildings have been designed with pedestrian scale and street proximity in mind. The buildings will be set 10 -feet back from the sidewalk with landscape planters and large storefront style windows facing Morro Road. The buildings will have brick exteriors and tile roofs reminiscent of the Atascadero's Colony buildings. Raised corner towers, recessed entries and decorative wall lights will also be incorporated into the buildings. In staff's opinion the buildings provide a excellent example of the mixed use principles of the General Plan. These buildings will feature taller corner tower features than those on the Phase II project. Staff is recommending that the corner building fronting Atascadero Avenue include an additional window and a wing wall type feature to better accentuate the corner of the project. ITEM NUMBER: 2 DATE: 3-18-03 Residential Architecture The residential buildings are two story dwellings with two bedrooms and an attached two -car garage. The units will have lap side on all elevations with trim banding of windows, doors and porches. Each unit will have a private fenced side yard. The units will have a single-family appearance with porches fronting Atascadero Avenue for consistency with the adjoining single family district. Although the units are detached with a single family appearance they will be located on a common lot available as a rental housing stock. Staff is recommending that three elevation and color variations of the unit be provided. Parking.- On arking_On site parking will be provided for the project, and the parking has been designed to meet requirements as provided in the Atascadero Zoning Ordinance. The project has been designed with 24 commercial spaces at a ratio of 1 space / 300 sf. There are a total of 21 residential parking spaces including two covered space per unit and 2 guest spaces. ITEM NUMBER: 2 DATE: 3-18-03 Traffic and Circulation: The proposed access to the development is from Morro Road an existing developed arterial roadway. Secondary access points will be provided onto Atascadero Avenue. The project will provide for road improvements, consisting of a new curb, gutter and sidewalk to be developed in conjunction with the project. The expected trip generation of a small mixed project is consistent with the General Plan EIR and is not considered significant. The project is not anticipated to create a significant volume of traffic. . Public Improvements: The City Engineer has conditioned public improvements along the Morro Road and Atascadero Avenue frontages as the project. These improvements consist of curbs, gutter, sidewalks and road widening. All on site improvements will be constructed with buildings as part of the building permit process. Since Morro Road is a State Highway encroachment permits will be required from Caltrans. Conditional Use Permit Findings: The site is in the Commercial Professional zoning district where the mixed-use projects are conditionally allowed. The following findings are required to be made by the Planning Commission to approve a conditional use permit. In addition, there are three special mixed use findings that must also be made. It appears to staff that all of the required findings could be made for the project. Conditional Use Permit Findings 1. The proposed use is consistent with the General Plan. 2. The proposed use satisfies all applicable provisions of the Zoning Ordinance. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in this particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to the property or improvements in the vicinity and the use. 4. The proposed use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development. 5. The proposed use will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Mixed Use Findings 6. The project will not result in an over concentration of multi -family residential development within a commercial district. 7. The project is compatible with and will not negatively impact surrounding commercial uses. ITEM NUMBER: DATE: 3-18-03 8. The project will not be located on a prime commercial intersection or site that would best be reserved for exclusive commercial development. Environmental Review: The Initial Study concluded that there would be no significant harm to the environment as a result of this Conditional Use Permit, when mitigation measures are implemented. Proposed Mitigated Negative Declaration 2003-0010 has been prepared for the project and certification of the Mitigated Negative Declaration is included in draft Planning Commission Resolution. CONCLUSION: The proposed use is consistent with the mixed-use policies of the General Plan and satisfies all applicable provisions of the Zoning Ordinance. The project will not be detrimental to the health, safety or welfare of the general public and the proposed use is consistent with the character of the immediate neighborhood. Additionally, the proposed use will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project. ALTERNATIVES: The Planning Commission may approve Conditional Use Permit 2002-0080 with modified conditions of approval. 2. The Planning Commission may deny Conditional Use Permit 2002-0080 based on appropriate findings. To deny the application, the Commission must find that it is inconsistent with one of the required findings. The motion to deny must include a finding for denial. 3. The Planning Commission may continue the application and refer the project back to staff for additional information or analysis. Direction should be given to staff and the applicant. W .111 Do '_: 1 ATTACHMENTS: Warren M. Frace, Community Development Director Attachment 1: Zoning and General Plan Diagram Attachment 2: Draft Resolution PC 2003-0040 ITEM NUMBER: 2 DATE: 3-18-03 Attachment 1: Zoning and General Plan Designation 7005 Morro Road Zoning District: Commercial Professional / PD -3 General Plan Designation: General Commercial Attachment 2: Draft Planning Commission Resolution DRAFT RESOLUTION NO. PC 2003-0040 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2002-0080 TO CONSTRUCT A MIXED USE COMPLEX WITH 79100 +/- SQUARE -FEET OF COMMERCIAL OFFICE SPACE AND SEVEN MULTI -FAMILY RESIDENTIAL UNITS AT 7005 MORRO ROAD (APN 031-052-024) (CUP 2002-0080 / Gearhart) WHEREAS, an application has been received Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 (Property Owner and Applicant), to consider Conditional Use Permit 2001-0079; To construct a Mixed Use Complex with 7,100 +/- square -feet of Commercial Office Space and seven multi -family residential units at 7005 Morro Road (APN 031-052-024); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003- 0010 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the site's General Plan Designation is GC (General Commercial); and, WHEREAS, the site's current zoning district is CP / PD -3 (Commercial Professional with a Planned Development #3 overlay); and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit 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 projects; and, WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held on March 18, 2003, studied and considered CUP 2002-0080, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project, and, Draft Resolution PC 2003-0040 March 18, 2003 Page 2 of 21 NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Certification of Mitigated NeEative Declaration. The Planning Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2003-0010 based on the following findings: 1. The Mitigated Negative Declaration has been completed in compliance with requirements of the California Environmental Quality Act; and, 2. The project does not have the potential to degrade the environment, when mitigation measures are implemented; and, 3. The project will not achieve short-term to the disadvantage of long-term environmental goals, when mitigation measures are implemented; and, 4. The project does not have impacts which are individually limited, but cumulatively considerable, when mitigation measures are implemented; and, 5. The project will not cause substantial adverse effects on human beings either directly or indirectly, when mitigation measures are implemented. 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. 6. The project will not result in an over concentration of multi -family residential development within a commercial district. Draft Resolution PC 2003-0040 March 18, 2003 Page 3 of 21 7. The project is compatible with and will not negatively impact surrounding commercial uses. 8. The project will not be located on a prime commercial intersection or site that would best be reserved for exclusive commercial development. BE IT FURTHER RESOLVED, that the Planning Commission does hereby approve Conditional Use Permit 2002-0080 subject to the following Exhibits: EXHIBIT A: Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Site Plan EXHIBIT D: Conceptual Landscape Plan EXHIBIT E: Commercial Elevations EXHIBIT F: Commercial Color and Materials EXHIBIT G: Residential Elevations / Floor Plan EXHIBIT H: Conceptual Utility and Grading Plan 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 Draft Resolution PC 2003-0040 March 18, 2003 Page 4 of 21 EXHIBIT A: Draft Mitigated Negative Declaration 2003-0009 CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION #2003-0010 6500 Palma Avenue Atascadero, CA 93422 805/461-5035 Applicant: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2002-0080 Project Southeast corner of Morro Road and Atascadero Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 031-052-024 Project Thi �rojctc�nit_�f a mix_�as�mmer�il office_nd multi -family ridntial Description: development Qninglaparcl totaling 1 4_acra __Thi cQmmer�ial_office_builtng_will_hav a al of 71ref t with 2_� rkin I Ther i n i I ion will on i i of s_e_ n„�„ mi- ttaQhQd_ m,mil"w lling6.,wiih 21 p rking pac A i�red r'vew i v'd s o rr R 41 d two ro n T i i v o int rc it�0 f la a i a in i is a vacant pasture will minimal slo a and limited ve etation. General Plan: General Commercial Zonin District Commercial Professional / PD -3. FINDINGS: 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 2. The project will not achieve short-term to the disadvantage of long-term environmental goals. 3. The project does not have impacts which are individually limited, but cumulatively considerable. 4. The project will not cause substantial adverse effects on human beings either directly or indirectly. DETERMINATION: Based on the above findings, and the information contained in the initial study 2003-0009 (made a part hereof by reference and on file in the Community Development Department), it has been determined that the above project will not have an adverse impact on the environment when the following proposed mitigation measures are incorporated into the project (see attachment). PREPARED BY: Warren Frace, Community Development Director DATE POSTED: February 27, 2003 PUBLIC REVIEW ENDS: March 18, 2003 Attachments: 1. Initial Study Draft Resolution PC 2003-0040 March 18, 2003 Page 5 of 21 EXHIBIT B: Conditions of Approval CUP 2002-0080 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0080 PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater FO: Final Occupancy CA: City Attorney Standard Conditions 1. The approval of this use permit shall become final and BP 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 BP PS twelve (12) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the applicant has received a building permit or applied for an extension of entitlement. 3. The granting of this Conditional Use Permit shall apply to Ongoing PS APN 031-052-024, regardless of owner. 4. The Community Development Department shall have the BP PS authority to approve minor changes to the project that (1) increase the square footage of the project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Conditional Use Permit. Project Conditions 5. Outdoor Recreation Areas. Outdoor recreational open space BP PS shall be provided at a ratio of three hundred (300) square feet per unit. This open space may be provided either as (1) a private amenity designed for exclusive use of a dwelling unit or (2) as common open space provided that no individual open space is less than one thousand (1,000) square feet. 6. Enclosed Storage. Each dwelling unit shall be provided a BP PS minimum of one hundred (100) cubic feet of enclosed storage space, exclusive of closets, which may be located in either a principal or accessory building. 7. Covered parking. One (1) covered parking space (carport or BP PS garage) shall be required per dwelling unit of the total off- street parking required by Section 9-4.118. (Ord. 149 § 2 (part), 1987) Draft Resolution PC 2003-0040 March 18, 2003 Page 6 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 8. Laundry Facilities. Laundry facilities shall be provided in the BP PS form of laundry hook-ups within each individual dwelling unit 9. Maintenance Requirement. A maintenance agreement for BP PS all landscaping, building exteriors, accessory structures, parking areas and other common facilities shall be approved by the Community Development Director and City Attorney prior to final occupancy 10. All Mixed Use Multi -Family Residential Uses shall be BP PS consistent with the Residential Multi -Family Development standards contained in Section 9-3.176. 11. Mixed use development along Morro Road shall provide BP PS office or commercial uses along the Morro Road frontages with parking and residential uses recessed from the street. The commercial buildings shall be constructed either concurrently or prior to the residential buildings. In now case shall the residential buildings be built prior the commercial buildings. 12. Minimum Lot Requirements. The minimum number of BP PS residential units on an individual residential lot shall be four (4) residential units. A minimum of two (2) residential units may be allowed on a lot that includes a commercial building. All subdivision and condo maps shall be consistent with the requirements of the Conditional Use Permit. 13. The applicant shall record a lot line adjustment to remove BP PS any conflicts with building locations consistent with the Master Site Plan 14. All subsequent Tentative Maps and construction permits BP/FM PS shall be consistent with the Master Plan of Development contained herein. 15. All exterior elevations, finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibit E, F and G with the following changes: a) The corner elevation of building C will be enhanced with additional windows and a wing wall feature b) .A total of three elevation and color scheme variations will be provided for the multi -family units. 16. All uncovered residential parking shall be delineated with interlocking pavers and reserved signage. Draft Resolution PC 2003-0040 March 18, 2003 Page 7 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 17. All site development and landscaping shall be consistent BP PS with Exhibit C and D with the following additions: a) London Plane trees shall be planted along the street frontage. b) Evergreen trees shall be planted every 30 -feet on center along the rear property line. 18. All site work, grading and site improvements shall be BP PS consistent with the Master Plan of Development as shown in Exhibit G and H. 19. All exterior lighting shall consist of decorative full cut off BP/FO PS 1.a.1. lighting fixtures with flat or recessed lens. Parking lot lights will be shielded to prevent off site glare. 20. An outdoor employee eating areas with a permanent BP/FO PS 3AA decorative table/picnic bench and shade trees will be provided as shown on the site plan 21. Bicycle storage racks shall be provided for the site. The bike BP/FO PS 3.d.3. racks shall be located in a convenient and secure location. 22. West facing shade trees shall be planted at 30 -foot intervals BP/FO PS 3.d.1. along the perimeter of the parking spaces between the parking lot and the commercial buildings. The trees shall be shown on a revised landscape plan. 23. A reciprocal access, drainage, utility, and parking easement FO PS shall be recorded for the site. 24. All HVAC equipment shall be ground mounted and screened Ongoing PS from public view 25. All electrical meters and utility equipment shall be painted to BP/FO PS match the building and screened with landscaping. 26. All commercial signage shall be subject to the following: BP PS a) Individual tenant signs shall be located on building walls as shown on the project elevations. b) A common monument may be provided on Morro Road for tenant identification. 27. The project shall be conditioned to comply with all applicable BP PS District regulations pertaining to the control of fugitive dust PM -10 as contained in section 6.4 of the Air Quality Draft Resolution PC 2003-0040 March 18, 2003 Page 8 of 21 Conditions of Approval / Mitigation Monitoring Program CVP 2002-0080 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA City Attorney Mitigation Measure Handbook. All site grading and demolition plans notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 15 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast -germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. Draft Resolution PC 2003-0040 March 18, 2003 Page 9 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney L. Wheel washers may be required when significant offsite import or export of fill is involved. 28. All lighting shall be designed to eliminate any off site glare. BP PS 1.a.1. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. 29. All construction activities on the site shall comply with City BP PS Noise Ordinance for hours of operations. Permitted construction hours will be noted on all construction plans. Fire Department Conditions 30. Provide a minimum 28 -foot inside radius and 48 -foot outside BP BS radius for fire truck access. A fire truck turn around hammerhead shall be provided within the commercial parking lot area. 31. Fire hydrant spacing shall be provided per the requirements BP BS of the Uniform Fire Code. 32. All curbs shall indicate "Fire Lane — No Parking" on interior BP BS driveways. 33. Provide a Knox Box for Fire Department access at each BP BS commercial building. Note on plan that location of the Knox Box is to be at discretion of the Fire Authority. Contact the Fire Authority for purchase forms. Provide emergency contact information and an access key for Knox Box prior to calling for final inspection. Building Services Conditions 34. On-site retaining walls are to be designed by a registered BP BS Civil Engineer or Architect. Wall designs shall address specific site conditions. Provide calculations and detailing of each and every wall configuration proposed. Consider any surcharge loads, such as those due to sloping backfill or buildings. 35. A soils investigation prepared by a licensed Geotechnical BP BS Engineer is to be provided for the project. The report shall address, at minimum, the soils and geology as it relates to the driveway, the building pad and residence, the septic system, and any proposed retaining walls. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be Draft Resolution PC 2003-0040 March 18, 2003 Page 10 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney incorporated into the project plans. 36. An accessible route shall be provided and maintained by the BP BS applicant connecting all accessible entrances at all buildings, accessible parking facilities, transportation facilities, passenger loading zones, taxi stands, public streets and sidewalks as required by CABO/ANSI A117.1. This shall apply to all structures on all separate properties. City Engineer Public Improvements (Project Frontage) 37. Morro Road. Full frontage improvements are required with BP CE this development. Caltrans and the City of Atascadero shall approve the design. These include curb, gutter, and sidewalk and pave out of an additional travel lane with adequate width for parking and bicycles. Morro Road was recently overlayed by Caltrans. The new paving shall match the existing edge of the recent overlay. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed cross fall on EI Camino Real. 38. Atascadero Ave. Atascadero Ave has a Minor Arterial BP CE designation in the Circulation Element. Full frontage improvements of this road are required with this development. This includes curb, gutter, sidewalk and pave out to standard drawing no. 406. The existing surface of Atascadero Ave is in poor condition and the wearing surface is gone. Per Atascadero Municipal Code Section 9-4.160 the entire width of existing Atascadero Ave will be overlayed with 2 inches of asphalt per City Engineering Standards. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed cross fall on EI Camino Real. 39. Intersection of Morro Road and Atascadero Ave. The exiting signal shall be relocated to the approval of the City Engineer and Caltrans. The design shall conform to Caltrans and City of Atascadero Engineering Standards. A striping plan shall be submitted with the off site construction document for the entire intersection. 40. All public improvements shall be constructed in BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. Drainage 41. This project proposes to use an existing storm drain on BP CE the east side of Morro Road for storm water conveyance. Draft Resolution PC 2003-0040 March 18, 2003 Page 11 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 BL: Business License PS:Planning Services BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney The existing storm drain is a 48" Corrugated Plastic Pipe (CCP). Above the 48" CCP, a 24" CCP is to be constructed. The 24" CCP will be used to collect on site and off site storm water and convey it to the 48" CCP. The storm drain system will be designed plans and drainage calculations for the Highway 41/Atascadero Ave Storm Drain by North Coast Engineering on file at the City of Atascadero Public Works Department. The plans are dated May 13, 1997 and the calculations are dated February 1997. Existing offsite storm waters flow across the property this project is located on. Improvements for this project shall be designed to convey these flows to the 48" CCP in Morro Road. Existing surface and underground storm flows enter this property from Atascadero Ave. Improvements for this project shall be designed to convey these flows to the 48" CCP in Morro Road. 42. Drainage calculation. Drainage calculations shall be BP CE produced considering all areas tributary to this property. These calculations shall be in conformance the City of Atascadero Engineering Standards. Submit calculations to support the design of any structures or pipes. Closed conduits shall be designed to convey the 10 -year flow with gravity flow; the 25 -year flow with head, and provide safe conveyance for the 100 -year overflow. 43. A Storm Water Pollution Prevention Plan shall be BP CE produced and approved by the Regional Water Quality Control Board and the City of Atascadero. These plans shall recommend mitigation measure during and after construction to eliminate point and non point source pollution into the 48" CCP. The use on onsite grading feature to pond and percolate storm water is recommended. A filter system, mechanical or non, shall be installed with this project. This system shall comply with the intent of National Pollution Discharge Elimination System, Phase II requirements. 44. Obtain approval by the City Engineer of the grading & BP CE drainage plan and the storm drain design & facilities. 45. Acquire drainage easements where needed. Drainage BP CE shall cross lot lines only where a drainage easement has been provided. 46. Concentrated drainage from off-site areas shall be BP CE conveyed across the project site in drainage easements. City Engineer Standard Conditions 47. The applicant shall enter into a Plan Check & Inspection BP CE Draft Resolution PC 2003-0040 March 18, 2003 Page 12 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney agreement with the City. 48. The applicant shall be responsible for the protection, BP CE relocation and/or alteration of existing utilities. 49. The applicant shall install all new utilities (water, gas, BP CE electric, cable TV and telephone) underground. 50. The applicant shall monument all property corners for BP CE construction control and shall promptly replace them if disturbed. 51. Prior to issuance of building permits, the applicant shall BP CE submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. 52. Prior to the final inspection, all outstanding plan check and BP CE inspection fees shall be paid. 53. Prior to the final inspection, the applicant shall submit a BP CE written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans and the Uniform Building Code (UBC). Wastewater Conditions 54. Drainage piping serving fixtures which have flood level rims BP WW located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve Fixtures above such elevation shall not discharge through the backwater valve. 55. The sewer laterals across Morro Road shall be constructed BP WW per Caltrans Standards and inspected by Caltrans and the City of Atascadero. 56. All sewer main taps will be done by the City of Atascadero. BP WW The developers shall pay a sewer tap fee. 57. Sewer connection permit shall be issued separately (from BP WW building permit) after public sewer extension has been completed and has received a satisfactory final Public Works inspection. Final project inspection shall be contingent upon completion of the public sewer extension and Public Works final inspection. Draft Resolution PC 2003-0040 March 18, 2003 Page 13 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Solid Waste 58. Atascadero Waste Alternative shall approve the location, BP CE size and design of all solid waste facilities. The facilities shall include room for recycling and green waste containers. The location of the facilities will take into account the collection of the solid waste. Atascadero Mutual Water Company (AMWC): 59. Prior to the issuance of building permits, the applicant shall BP AMWC submit plans showing the water distribution facilities required to serve the project for review and approval by the Atascadero Mutual Water Company. The plans shall show all facilities required for fire protection. The plans shall show all cross -connection devices required to isolate the fire protection and landscape irrigation systems form domestic water systems. Prior to approval of the water system plans by Atascadero Mutual Water Company, the applicant shall pay all current installation and connection fees required by the Atascadero Mutual Water Company. 60. Prior to recording the parcel map the applicant shall obtain a BP AMWC "Will Serve" letter from Atascadero Mutual Water Company. 61. All water distribution facilities shall be constructed in BP AMWC conformance with Atascadero Mutual Water Company standards, policies and approved procedures. All cross - connection devices shall be constructed in conformance with AWWA and Department of Health Services standards. 62. If on site fire hydrants are required by the fire department, a BP AMWC / BS water main line extension may be required. 63. Separate services shall be provided for each parcel. If BP AMWC buildings are to be condos separate meters for each unit will be required. Draft Resolution PC 2003-0040 March 18, 2003 Page 14 of 21 EXHIBIT C: Site Plan S rP r I. = t � E 1� a� j MAW.", Wm0p. was W- im mw rl Wmv Vic y4. Draft Resolution PC 2003-0040 March 18, 2003 Page 16 of 21 EXHIBIT E: Commercial Elevations LO Draft Resolution PC 2003-0040 March 18, 2003 Page 17 of 21 EXHIBIT E: Commercial Elevations 0 K 10-1 O� 3 SOUTH ELEVATION BUILDING #1 5UU I h tLLVA I IUN BUILDING "A" Return parapet wall corners io io1 n j I . J 16' 0" io Draft Resolution PC 2003-0040 March 18, 2003 Page 18 of 21 EXHIBIT F: Commercial Color and Materials X31 PURE NOM (BABE IM ❑ 7/B" STUCCO B/WIRE/PAPERLATHE w/ MONTEREY FINISH (LA HABRA SANDSTONE") Q 3/8" STUCCO 0/MASONRY w/ MONTEREY FINISH (LA HABRA -PURE IVORY-) PRECAST CONCRETE WAINSCOTE 1 TYR m WEST ELEVATION O "STONE KOTE' SIMULATED CONCRETE WINDOW TRIM p (TYP. T WINDOWS ON WEST) THIN BRICK VENEER "CITYHALL" BY ROBINSON BRICK CO. STOREFRONT ALUMINUM FRAMES (BRONZE-ANOD.) TYPICAL 1- rel EPS ARCHITECTURAL SHAPE w/ STUCCO FINISH (LA HABRA "SANDSTONE") O-STONE KOTE- ROSETTE TYPICAL 0 LIGHTS 10 "Monier" Espana CONCRETE ROOF TILE (Sunrise) 11 16 " "800se neck" Lamp 12 -Monier" Espana CONCRETE ROOF TILE (Sunrise) Draft Resolution PC 2003-0040 March 18, 2003 Page 19 of 21 EXHIBIT G: Residential Elevations / Floor Plan I a 0 ID_ _y 0 Draft Resolution PC 2003-0040 March 18, 2003 Page 20 of 21 EXHIBIT G: Residential Color and Materials Draft Resolution PC 2003-0040 March 18, 2003 Page 21 of 21 EXHIBIT H: Conceptual Utility and Grading Plan two'i�� 1b; r� _ 6C3� R� S`1•i �� ATASCADOW &A" YARD M%X 1 IARY GRAD04 DRAKACE, ! UMM PW _ — AnOr�0Y00�Man�4rG �� CITY OF ATASCNXM CA. Draft Resolution PC 2003-0040 March 18, 2003 Page 22 of 21 Planning Commission Staff R Public Hearing ITEM NUMBER: 3 DATE: 3-18-03 ort Conditional Use Permit 2002-0079 Atascadero Brick Yard Mixed Use Development Phase II 7225 Morro Road (Kelly Gearhart / Wilson Land Surveys) SUBJECT: Brick Yard Phase II CUP 2002-0079: The project consists of a mixed use commercial office and multi -family residential development on two separate parcels totaling 1.1 acres. The commercial office buildings will have a total of 5400 square feet with a 14 space parking lot. The residential portion will consist of eight semi -attached multi -family dwellings with 16 parking spaces. A single shared driveway will provide access to Morro Road (SR 41). The site will have coordinated architecture and 14,000 sf of landscaping. The existing site is a vacant pasture will minimal slope and limited vegetation. General Plan: General Commercial, Zoning District Commercial Professional / PD -3. RECOMMENDATION: Staff Recommends: 1. Adoption of Planning Commission Resolution 2003-0039 approving Conditional Use Permit 2002-0079, allowing a mixed use office and multi -family residential project at 7225 Morro Road subject to findings and conditions. SITUATION AND FACTS: 1. Applicant and Owner: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422, 805-674-3711 2. Project Address: 7225 Morro Road, Atascadero, CA 93422, APN 3. General Plan Designation: 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Determination: DISCUSSION: Background: ITEM NUMBER: 3 DATE: 3-18-03 031-052-036, 037 General Commercial Commercial Professional / PD -3 1.10. acres Vacant Proposed Mitigated Negative Declaration 2003- 0009 posted February 27, 2003. Mixed Used: The City of Atascadero adopted a series of Smart Growth principles as the basis of the 2025 General Plan. The Smart Growth principles call for the efficient use and reuse of existing lands within a City and for more compact, pedestrian scaled development. One way to achieve this goal is with mixed use development. Mixed use development allows commercial, office, and residential uses to be mixed on the same site either vertical or horizontally. This approach to development has the added benefit of putting people's residences in closer proximity to jobs, shopping and transit which reduces dependency on the automobile. Although mixed use development was common in downtown commercial districts throughout the United States prior to World War II, adoption of uniform zoning ordinances in the 1950's usually prohibited the practice in favor of segregated land use patterns that favored suburban development patterns. As a response to dwindling inventories of vacant land and vanishing farmlands, communities are now beginning to allow mixed use development once again in commercial districts. The final General Plan included a number of goals and programs which allow for mixed use development along Morro Road and El Camino Real. The General Plan calls for the adoption of an ordinance to conditionally allow mixed use multi -family residential uses in the Commercial Retail and Commercial Professional zoning districts. The proposed code text amendment would implement the following sections of the General Plan. General Plan Mixed Use Policies Mixed Use Designations This section provides a description of each of the official mixed use land use designations and the corresponding zoning districts. The mixed use districts are ITEM NUMBER: DATE: 3-18-03 primarily commercial districts where multi -family residential uses may be appropriate on a conditional basis. General Commercial (GC) This designation includes office, neighborhood, retail and tourist commercial zoning districts. Office areas allow a range of professional, business, and administrative service uses with small-scale retail uses. Mixed-use development with attached multi -family residential up to 16 du/ac maybe conditionally permitted by zoning. Neighborhood commercial areas accommodate daily shopping and service needs of surrounding residents, with businesses such as small markets, convenience stores, drug stores, salons, and other personal services. Neighborhood convenience centers should be concentrated at intersections of collector or arterial streets. Retail commercial zoning districts are provided to meet both the comparison and convenience shopping needs of residents in the City and surrounding area. The intended principal tenants of retail commercial areas include specialty and department stores and supermarkets. Retail nodes should be located at the intersections of arterial streets (including state highways) and major collector streets. A master plan of development is required for prime undeveloped commercial sites to prevent fragmented development from occurring that would comprise the retail potential of these sites. Mixed-use multi -family residential development maybe conditionally allowed up to 16 du/ac based on zoning. Exclusive development of multi -family may be allowed along the EI Camino Real corridor provided they are located on mid -block infill lots that are not best reserved for commercial development. Along Morro Road, mixed use multi -family and commercial projects are permitted in the GC land use provide a commercial or office use is provided along the street frontage. The tourist commercial zoning districts provides for uses that serve the traveling public, such as motels, restaurants, automotive services, and other compatible uses. Tourist commercial nodes are appropriately located along Highway 101 interchanges. Corresponding zoning districts are CP, CN, CR and CT with appearance review required. ITEM NUMBER: 3 DATE: 3-18-03 Goal LOC 3. Transform the existing El Camino Real "strip" into a distinctive, attractive and efficient commercial, office and industrial park area which can provide for the long-term economic viability of the community. Policy 3.1: Encourage retail businesses at efficient and attractive nodes along EI Camino Real and Morro Road with mixed office and residential uses between those nodes. Programs: 1. Designate the southeast corner of the Curbaril Avenue and ECR intersection for a master planned retail commercial use. 2. Designate and protect the east side of the Del Rio Road and EI Camino Real intersection for a master planned retail commercial use. 3. Designate parcels northwest of the Santa Barbara and EI Camino Real intersection known as Dove Creek for a mixed-use planned development. 4. Designate the area between San Jacinto Avenue and Rosario Avenue along EI Camino Real for neighborhood commercial and office uses. 5. Develop incentives to attract new businesses to under utilized locations along EI Camino Real. 6. Require new development to comply with provisions of the Appearance Review Manual specific to the EI Camino Real corridor, including the incorporation of landscaping and pedestrian walkways and providing reciprocal driveway access easements between sites, where feasible. 7. Conditionally allow, mixed-use or exclusive multi -family infill development in the mid -block portions of General Commercial areas along EI Camino Real. 8. Preserve primary intersections for commercial development with a land use overlay that requires the approval of an overall Master Site Development Plan prior to approval of any development plans. 9. Conditionally allow, mixed-use office and multi -family development along Morro Road, provided each development has an office or commercial frontage use with recessed parking. 10. Utilize the Capital Improvement Program to prioritize street tree planting, streetscape improvements and street repair projects along EI Camino Real. 11. Amend and maintain the zoning ordinance to require Conditional Use Permit approvals of bars, dance halls, night clubs, drive through restaurants, and service stations (all gasoline sales uses). 12. Develop street design standards for EI Camino Real that provide for street trees, landscaping and pedestrian comfort. ITEM NUMBER: 3 DATE: 3-18-03 Site Design /Landscaping: The site is located at 7225 Morro Road, west of Atascadero Avenue. The site is a flat pasture with no native oak trees. The site backs up to existing single family development. The project is designed to take all access from a shared driveway on Morro Road. Two office commercial buildings with a total square footage of 5,500 sf will front Morro Road with parking to the rear consistent with the mixed use requirement. The rear of the lot will contain eight multi -family dwellings. The dwellings will have private fenced rear yards for outdoor recreation. The entire site will be landscape including a landscape buffer island in the center of the site. This island will have a landscape berm and numerous trees planted to provide separation between the commercial and residential uses. The parking areas will be divided into a residential and commercial area. The uncovered residential parking and driveways will be delineated with interlocking pavers. A reciprocal access easement will be provided to adjoining parcel to the east to allow a future through connection. Decorative light poles and benches will be incorporated into the site plan as well. �^7'Tt _ lir ►.moi i'"a'd .:-ti+,14;P`S�M""' 4.0.�.�...�.W� 4 w JQ 4`1sC• dM PA%Vla Pill,��II�� ` _CCYe1CML MD IIOMIML 1lIY L►e M FEM LINE . �J SM ACC® AND vnLffy amseR LA OYCA!® �GRIMM COVER ITEM NUMBER: DATE: 3-18-03 Commercial Architecture The commercial buildings have been designed with pedestrian scale and street proximity in mind. The buildings will be set 10 -feet back from the sidewalk with landscape planters and large storefront style windows facing Morro Road. The buildings will have brick exteriors and tile roofs reminiscent of the Atascadero's Colony buildings. Raised corner towers, recessed entries and decorative wall lights will also be incorporated into the buildings. In staff's opinion the buildings provide a excellent example of the mixed use principles of the General Plan. ITEM NUMBER: 3 DATE: 3-18-03 Residential Architecture The residential buildings are one-story dwellings with two bedrooms and an attached garage. The units will have lap side on all elevations with trim banding of windows, doors and porches. The units will utilize a single neutral color scheme for compatible with the commercial uses. Each unit will have a private fenced rear yard. It does appear that the units will provide a suitable transition between the commercial use on Morro Road and the existing single-family use located at the rear of the site. w.rrao.� Parking.- On arking_On site parking will be provided for the project, and the parking has been designed to meet requirements as provided in the Atascadero Zoning Ordinance. The project has been designed with 14 commercial spaces at a ratio of 1 space / 400 sf. There are a total of 18 residential parking spaces including one covered space per unit and 2 guest spaces. ITEM NUMBER: 3 DATE: 3-18-03 Traffic and Circulation: The proposed access to the development is from Morro Road an existing developed arterial roadway. The project will provide for road improvements, consisting of a new curb, gutter and sidewalk to be developed in conjunction with the project. The expected trip generation of a small mixed project is consistent with the General Plan EIR and is not considered significant. The project is not anticipated to create a significant volume of traffic. . Public Improvements: The City Engineer has conditioned public improvements along the Morro Road frontage as the project. These improvements consist of curbs, gutter, sidewalks and road widening. All on site improvements will be constructed with buildings as part of the building permit process. Since Morro Road is a State Highway encroachment permits will be required from Caltrans. Conditional Use Permit Findings: The site is in the Commercial Professional zoning district where the mixed-use projects are conditionally allowed. The following findings are required to be made by the Planning Commission to approve a conditional use permit. In addition, there are three special mixed use findings that must also be made. It appears to staff that all of the required findings could be made for the project. Conditional Use Permit Findings 1. The proposed use is consistent with the General Plan. 2. The proposed use satisfies all applicable provisions of the Zoning Ordinance. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in this particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to the property or improvements in the vicinity and the use. 4. The proposed use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development. 5. The proposed use will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Mixed Use Findings 6. The project will not result in an over concentration of multi -family residential development within a commercial district. 7. The project is compatible with and will not negatively impact surrounding commercial uses. ITEM NUMBER: DATE: 3-18-03 8. The project will not be located on a prime commercial intersection or site that would best be reserved for exclusive commercial development. Environmental Review: The Initial Study concluded that there would be no significant harm to the environment as a result of this Conditional Use Permit, when mitigation measures are implemented. Proposed Mitigated Negative Declaration 2003-0009 has been prepared for the project and certification of the Mitigated Negative Declaration is included in draft Planning Commission Resolution. CONCLUSION: The proposed use is consistent with the mixed-use policies of the General Plan and satisfies all applicable provisions of the Zoning Ordinance. The project will not be detrimental to the health, safety or welfare of the general public and the proposed use is consistent with the character of the immediate neighborhood. Additionally, the proposed use will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project. ALTERNATIVES: The Planning Commission may approve Conditional Use Permit 2002-0079 with modified conditions of approval. 2. The Planning Commission may deny Conditional Use Permit 2002-0079 based on appropriate findings. To deny the application, the Commission must find that it is inconsistent with one of the required findings. The motion to deny must include a finding for denial. 3. The Planning Commission may continue the application and refer the project back to staff for additional information or analysis. Direction should be given to staff and the applicant. W .111 Do '_: 1 ATTACHMENTS: Warren M. Frace, Community Development Director Attachment 1: Zoning and General Plan Diagram Attachment 2: Draft Resolution PC 2003-0039 ITEM NUMBER: DATE: 3-18-03 Attachment 1: Zoning and General Plan Designation 7225 Morro Road Zoning District: Commercial Professional / PD -3 General Plan Designation: General Commercial Attachment 2: Draft Planning Commission Resolution DRAFT RESOLUTION NO. PC 2003-0039 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2002-0079 TO CONSTRUCT A MIXED USE COMPLEX WITH 59500 +/- SQUARE -FEET OF COMMERCIAL OFFICE SPACE AND EIGHT MULTI -FAMILY RESIDENTIAL UNITS AT 7225 MORRO ROAD (APN 031-052-036, 037) (CUP 2002-0079 / Gearhart) WHEREAS, an application has been received Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 (Property Owner and Applicant), to consider Conditional Use Permit 2001-0079; To construct a Mixed Use Complex with 5,500 +/- square -feet of Commercial Office Space and eight multi -family residential units at 7225 Morro Road (APN 031-052-036, 037); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003- 0009 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the site's General Plan Designation is GC (General Commercial); and, WHEREAS, the site's current zoning district is CP / PD -3 (Commercial Professional with a Planned Development #3 overlay); and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit 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 projects; and, WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held on March 18, 2003, studied and considered CUP 2002-0079, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project, and, Draft Resolution PC 2003-0039 March 18, 2003 Page 2 of 20 NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Certification of Mitigated NeEative Declaration. The Planning Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2003-0009 based on the following findings: 1. The Mitigated Negative Declaration has been completed in compliance with requirements of the California Environmental Quality Act; and, 2. The project does not have the potential to degrade the environment, when mitigation measures are implemented; and, 3. The project will not achieve short-term to the disadvantage of long-term environmental goals, when mitigation measures are implemented; and, 4. The project does not have impacts which are individually limited, but cumulatively considerable, when mitigation measures are implemented; and, 5. The project will not cause substantial adverse effects on human beings either directly or indirectly, when mitigation measures are implemented. 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. 6. The project will not result in an over concentration of multi -family residential development within a commercial district. Draft Resolution PC 2003-0039 March 18, 2003 Page 3 of 20 7. The project is compatible with and will not negatively impact surrounding commercial uses. 8. The project will not be located on a prime commercial intersection or site that would best be reserved for exclusive commercial development. BE IT FURTHER RESOLVED, that the Planning Commission does hereby approve Conditional Use Permit 2002-0079 subject to the following Exhibits: EXHIBIT A: Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Site Plan EXHIBIT D: Conceptual Landscape Plan EXHIBIT E: Commercial Elevations EXHIBIT F: Commercial Color and Materials EXHIBIT G: Residential Elevations / Floor Plan EXHIBIT H: Conceptual Utility and Grading Plan 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 Draft Resolution PC 2003-0039 March 18, 2003 Page 4 of 20 EXHIBIT A: Draft Mitigated Negative Declaration 2003-0009 CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION #2003-0009 6500 Palma Avenue Atascadero, CA 93422 805/461-5035 Applicant: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2002-0079 Project Southeast of the corner of Morro Road and Atascadero Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 031-036, 037 Project The project consists of a mixed use commercial office and multi -family residential Description: development on two separate parcels totaling 1.1 acres. The commercial office buildings will have a total of 5400 square feet with a 14 space parking lot. The residential portion will consist of eight semi -attached multi -family dwellings with 16 parking spaces. A single shared driveway will provide access to Morro Road (SR 41). The site will have coordinated architecture and 14,000 sf of landscaping. The existing site is a vacant pasture will minimal slope and limited vegetation. General Plan: General Commercial, Zoning District Commercial Professional / PD -3. FINDINGS: 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 2. The project will not achieve short-term to the disadvantage of long-term environmental goals. 3. The project does not have impacts which are individually limited, but cumulatively considerable. 4. The project will not cause substantial adverse effects on human beings either directly or indirectly. DETERMINATION: Based on the above findings, and the information contained in the initial study 2003-0009 (made a part hereof by reference and on file in the Community Development Department), it has been determined that the above project will not have an adverse impact on the environment when the following proposed mitigation measures are incorporated into the project (see attachment). PREPARED BY: Warren Frace, Community Development Director DATE POSTED: February 27, 2003 PUBLIC REVIEW ENDS: March 18, 2003 Attachments: 1. Initial Study Draft Resolution PC 2003-0039 March 18, 2003 Page 5 of 20 EXHIBIT B: Conditions of Approval CUP 2002-0079 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater FO: Final Occupancy CA: City Attorney Standard Conditions 1. The approval of this use permit shall become final and BP 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 BP PS twelve (12) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the applicant has received a building permit or applied for an extension of entitlement. 3. The granting of this Conditional Use Permit shall apply to Ongoing PS APN 031-052-036, 037, regardless of owner. 4. The Community Development Department shall have the BP PS authority to approve minor changes to the project that (1) increase the square footage of the project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Conditional Use Permit. Project Conditions 5. Outdoor Recreation Areas. Outdoor recreational open space BP PS shall be provided at a ratio of three hundred (300) square feet per unit. This open space may be provided either as (1) a private amenity designed for exclusive use of a dwelling unit or (2) as common open space provided that no individual open space is less than one thousand (1,000) square feet. 6. Enclosed Storage. Each dwelling unit shall be provided a BP PS minimum of one hundred (100) cubic feet of enclosed storage space, exclusive of closets, which may be located in either a principal or accessory building. 7. Covered parking. One (1) covered parking space (carport or BP PS garage) shall be required per dwelling unit of the total off- street parking required by Section 9-4.118. (Ord. 149 § 2 (part), 1987) Draft Resolution PC 2003-0039 March 18, 2003 Page 6 of 20 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 8. Laundry Facilities. Laundry facilities shall be provided in the BP PS form of laundry hook-ups within each individual dwelling unit 9. Maintenance Requirement. A maintenance agreement for BP PS all landscaping, building exteriors, accessory structures, parking areas and other common facilities shall be approved by the Community Development Director and City Attorney prior to final occupancy 10. Screening Wall. A solid wall or fence not less than six (6) BP PS feet in height shall be placed and maintained on interior lot lines abutting property zoned for single-family residential use. 11. All Mixed Use Multi -Family Residential Uses shall be BP PS consistent with the Residential Multi -Family Development standards contained in Section 9-3.176. 12. Mixed use development along Morro Road shall provide BP PS office or commercial uses along the Morro Road frontages with parking and residential uses recessed from the street. The commercial buildings shall be constructed either concurrently or prior to the residential buildings. In now case shall the residential buildings be built prior the commercial buildings. 13. Minimum Lot Requirements. The minimum number of BP PS residential units on an individual residential lot shall be four (4) residential units. A minimum of two (2) residential units may be allowed on a lot that includes a commercial building. All subdivision and condo maps shall be consistent with the requirements of the Conditional Use Permit. 14. The applicant shall record a lot line adjustment to remove BP PS any conflicts with building locations consistent with the Master Site Plan 15. All subsequent Tentative Maps and construction permits BP/FM PS shall be consistent with the Master Plan of Development contained herein. 16. All exterior elevations, finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibit E, F and G. 17. All uncovered residential parking shall be delineated with interlocking pavers and reserved signage. 18. All site development and landscaping shall be consistent BP PS with Exhibit C and D with the following additions: Draft Resolution PC 2003-0039 March 18, 2003 Page 7 of 20 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney a) London Plane trees shall be planted along the street frontage. b) Evergreen trees shall be planted every 30 -feet on center along the rear property line. 19. All site work, grading and site improvements shall be BP PS consistent with the Master Plan of Development as shown in Exhibit G and H. 20. All exterior lighting shall consist of decorative full cut off BP/FO PS 1.a.1. lighting fixtures with flat or recessed lens. Parking lot lights will be shielded to prevent off site glare. 21. An outdoor employee eating areas with a permanent BP/FO PS 3AA decorative table/picnic bench and shade trees will be provided as shown on the site plan 22. Bicycle storage racks shall be provided for the site. The bike BP/FO PS 3.d.3. racks shall be located in a convenient and secure location. 23. West facing shade trees shall be planted at 30 -foot intervals BP/FO PS 3.d.1. along the perimeter of the parking spaces between the parking lot and the commercial buildings. The trees shall be shown on a revised landscape plan. 24. A reciprocal access, drainage, utility, and parking easement FO PS shall be recorded for the site. 25. All HVAC equipment shall be ground mounted and screened Ongoing PS from public view 26. All electrical meters and utility equipment shall be painted to BP/FO PS match the building and screened with landscaping. 27. All commercial signage shall be subject to the following: BP PS a) Individual tenant signs shall be located on building walls as shown on the project elevations. b) A common monument may be provided on Morro Road for tenant identification. 28. The project shall be conditioned to comply with all applicable BP PS District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: Draft Resolution PC 2003-0039 March 18, 2003 Page 8 of 20 Conditions of Approval / Mitigation Monitoring Program CUP 2002-0079 Timing BL: Business License GP: Grading Permit BP: Building Permit Fl: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS:Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 15 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast -germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant Draft Resolution PC 2003-0039 March 18, 2003 Page 9 of 20 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney offsite import or export of fill is involved. 29. All lighting shall be designed to eliminate any off site glare. BP PS 1.a.1. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. 30. All construction activities on the site shall comply with City BP PS Noise Ordinance for hours of operations. Permitted construction hours will be noted on all construction plans. Fire Department Conditions 31. Provide a minimum 28 -foot inside radius and 48 -foot outside BP BS radius for fire truck access. A fire truck turn around hammerhead shall be provided within the commercial parking lot area. This area shall be marked with "Fire Lane — No Parking". 32. The landscape planter on the main driveway shall be BP BS shortened to provide a minimum 28 -foot interior radius 33. The radius at the east corner of the center planter shall be BP BS increased to improve turning radii. 34. Fire hydrant spacing shall be provided per the requirements BP BS of the Uniform Fire Code. 35. All curbs shall indicate "Fire Lane — No Parking" on interior BP BS driveways. 36. Provide a Knox Box for Fire Department access at each BP BS commercial building. Note on plan that location of the Knox Box is to be at discretion of the Fire Authority. Contact the Fire Authority for purchase forms. Provide emergency contact information and an access key for Knox Box prior to calling for final inspection. Building Services Conditions 37. On-site retaining walls are to be designed by a registered BP BS Civil Engineer or Architect. Wall designs shall address specific site conditions. Provide calculations and detailing of each and every wall configuration proposed. Consider any surcharge loads, such as those due to sloping backfill or buildings. 38. A soils investigation prepared by a licensed Geotechnical BP BS Engineer is to be provided for the project. The report shall address, at minimum, the soils and geology as it relates to Draft Resolution PC 2003-0039 March 18, 2003 Page 10 of 20 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney the driveway, the building pad and residence, the septic system, and any proposed retaining walls. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. 39. An accessible route shall be provided and maintained by the BP BS applicant connecting all accessible entrances at all buildings, accessible parking facilities, transportation facilities, passenger loading zones, taxi stands, public streets and sidewalks as required by CABO/ANSI A117.1. This shall apply to all structures on all separate properties. City Engineer Public Improvements (Project Frontage) 40. Morro Road. Full frontage improvements are required with BP CE this development. Caltrans and the City of Atascadero shall approve the design. These include curb, gutter, and sidewalk and pave out of an additional travel lane with adequate width for parking and bicycles. Morro Road was recently overlayed by Caltrans. The new paving shall match the existing edge of the recent overlay. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed cross fall on EI Camino Real. 41. All public improvements shall be constructed in BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. Drainage 42. This project proposes to use an existing storm drain on BP CE the east side of Morro Road for storm water conveyance. The existing storm drain is a 48" Corrugated Plastic Pipe (CCP). Above the 48" CCP, a 24" CCP is to be constructed. The 24" CCP will be used to collect on site and off site storm water and convey it to the 48" CCP. The storm drain system will be designed plans and drainage calculations for the Highway 41/Atascadero Ave Storm Drain by North Coast Engineering on file at the City of Atascadero Public Works Department. The plans are dated May 13, 1997 and the calculations are dated February 1997. Existing offsite storm waters flow across the property this project is located on. Improvements for this project shall be designed to convey these flows to the 48" CCP in Morro Road. Draft Resolution PC 2003-0039 March 18, 2003 Page 11 of 20 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 43. Drainage calculation. Drainage calculations shall be BP CE produced considering all areas tributary to this property. These calculations shall be in conformance the City of Atascadero Engineering Standards. Submit calculations to support the design of any structures or pipes. Closed conduits shall be designed to convey the 10 -year flow with gravity flow; the 25 -year flow with head, and provide safe conveyance for the 100 -year overflow. 44. A Storm Water Pollution Prevention Plan shall be BP CE produced and approved by the Regional Water Quality Control Board and the City of Atascadero. These plans shall recommend mitigation measure during and after construction to eliminate point and non point source pollution into the 48" CCP. The use on onsite grading feature to pond and percolate storm water is recommended. A filter system, mechanical or non, shall be installed with this project. This system shall comply with the intent of National Pollution Discharge Elimination System, Phase II requirements. 45. Obtain approval by the City Engineer of the grading & BP CE drainage plan and the storm drain design & facilities. 46. Acquire drainage easements where needed. Drainage BP CE shall cross lot lines only where a drainage easement has been provided. 47. Concentrated drainage from off-site areas shall be BP CE conveyed across the project site in drainage easements. City Engineer Standard Conditions 48. The applicant shall enter into a Plan Check & Inspection BP CE agreement with the City. 49. The applicant shall be responsible for the protection, BP CE relocation and/or alteration of existing utilities. 50. The applicant shall install all new utilities (water, gas, BP CE electric, cable TV and telephone) underground. 51. The applicant shall monument all property corners for BP CE construction control and shall promptly replace them if disturbed. 52. Prior to issuance of building permits, the applicant shall BP CE submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. 53. Prior to the final inspection, all outstanding plan check and BP CE inspection fees shall be paid. Draft Resolution PC 2003-0039 March 18, 2003 Page 12 of 20 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 54. Prior to the final inspection, the applicant shall submit a BP CE written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans and the Uniform Building Code (UBC). Wastewater Conditions 55. Drainage piping serving fixtures which have flood level rims BP WW located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve Fixtures above such elevation shall not discharge through the backwater valve. 56. The sewer laterals across Morro Road shall be constructed BP WW per Caltrans Standards and inspected by Caltrans and the City of Atascadero. SS laterals crossing over water main shall be constructed using "special pipe" while traversing D.O.H. Zone "C". The new manhole in Morro Road Shall be constructed to City Standard. The onsite wastewater collection system to the manhole in Morro Road is privately owned and not the City's responsibility to maintain. 57. All sewer main taps will be done by the City of Atascadero. BP WW The developers shall pay a sewer tap fee. 58. Sewer connection permit shall be issued separately (from BP WW building permit) after public sewer extension has been completed and has received a satisfactory final Public Works inspection. Final project inspection shall be contingent upon completion of the public sewer extension and Public Works final inspection. Solid Waste 59. Atascadero Waste Alternative shall approve the location, BP CE size and design of all solid waste facilities. The facilities shall include room for recycling and green waste containers. The location of the facilities will take into account the collection of the solid waste. Atascadero Mutual Water Company (AMWC): 60. Prior to the issuance of building permits, the applicant shall BP AMWC submit plans showing the water distribution facilities required to serve the project for review and approval by the Atascadero Mutual Water Company. The plans shall show all facilities required for fire protection. The plans shall show all cross -connection devices required to isolate the fire protection and landscape irrigation systems form domestic Draft Resolution PC 2003-0039 March 18, 2003 Page 13 of 20 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0079 PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney water systems. Prior to approval of the water system plans by Atascadero Mutual Water Company, the applicant shall pay all current installation and connection fees required by the Atascadero Mutual Water Company. 61. Prior to recording the parcel map the applicant shall obtain a BP AMWC "Will Serve" letter from Atascadero Mutual Water Company. 62. All water distribution facilities shall be constructed in BP AMWC conformance with Atascadero Mutual Water Company standards, policies and approved procedures. All cross - connection devices shall be constructed in conformance with AWWA and Department of Health Services standards. 63. If on site fire hydrants are required by the fire department, a BP AMWC / BS water main line extension may be required. 64. Separate services shall be provided for each parcel. If BP AMWC buildings are to be condos separate meters for each unit will be required. Draft Resolution PC 2003-0039 March 18, 2003 Page 14 of 20 EXHIBIT C: Site Plan Draft Resolution PC 2003-0039 March 18, 2003 Page 15 of 20 EXHIBIT D: Conceptual Landscape Plan Draft Resolution PC 2003-0039 March 18, 2003 Page 16 of 20 EXHIBIT E: Commercial Elevations SOUTH ELEVATION BUILDING "A" -- C Draft Resolution PC 2003-0039 March 18, 2003 Page 17 of 20 EXHIBIT F: Commercial Color and Materials X31 PURE NOM (BABE IM ❑ 7/B" STUCCO B/WIRE/PAPERLATHE w/ MONTEREY FINISH (LA HABRA SANDSTONE") Q 3/8" STUCCO 0/MASONRY w/ MONTEREY FINISH (LA HABRA -PURE IVORY-) PRECAST CONCRETE WAINSCOTE 1 TYR m WEST ELEVATION O "STONE KOTE' SIMULATED CONCRETE WINDOW TRIM p (TYP. T WINDOWS ON WEST) THIN BRICK VENEER "CITYHALL" BY ROBINSON BRICK CO. STOREFRONT ALUMINUM FRAMES (BRONZE-ANOD.) TYPICAL 1- rel EPS ARCHITECTURAL SHAPE w/ STUCCO FINISH (LA HABRA "SANDSTONE") O-STONE KOTE- ROSETTE TYPICAL 0 LIGHTS 10 "Monier" Espana CONCRETE ROOF TILE (Sunrise) 11 16 " "800se neck" Lamp 12 -Monier" Espana CONCRETE ROOF TILE (Sunrise) Draft Resolution PC 2003-0039 March 18, 2003 Page 18 of 20 EXHIBIT G: Residential Elevations / Floor Plan [o] 0 ALAW-g bo db � i €=a 00 —==; ; 00 i e z z Draft Resolution PC 2003-0039 March 18, 2003 Page 19 of 20 EXHIBIT G: Residential Color and Materials Draft Resolution PC 2003-0039 March 18, 2003 Page 20 of 20 EXHIBIT H: Conceptual Utility and Grading Plan �..y�l: r�t�uriii�p•�rirrr�•�iiiri�r�•rpir+iiriiit�a/pHp rYMWr7rNP"_.4-rirrr (( WI.rWrrrlMr r�� ., off•• r�irrw—' C iridrri�iriil5�'s�lie5eikt5A Draft Resolution PC 2003-0039 March 18, 2003 Page 21 of 20