HomeMy WebLinkAboutPC_2003-08-05_AgendaPacketCITY OF ATASCADERO
PLANNING COMMISSION A GENDA
Regular Meeting
August 5, 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
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes.
Please state your name and address for the record before making your presentation. The Commission may
take action to direct the staff to place a matter of business on a future agenda)
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non -controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions)
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON JULY 15, 2003.
COMMUNITY DEVELOPMENT STAFF REPORTS
PCAgenda.08-05-03.wolword.am.doc 06/19/14
City of Atascadero Planning Commission Agenda
PUBLIC HEARINGS
Regular Meeting August 5, 2003
Page 2 of 4
(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. ZCH/Specific Plan 2003-0041, TTM 2003-0027
Applicant:
R.W. Hertel & Sons, Inc. 5200 Telegraph Road, Ventura, CA, 93003,
Phone: 805/339-0388
Project Title:
Woodlands Specific Plan- Zone Change 2003-0041, Tentative Tract Map
2003-0027, including a 143 -lot single—family subdivision, 135 multi -family
residential units, 3.5 -acre service commercial site, and 54.4 acres of open
space.
Project
Halcon Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 045-311-001, 045-401-015, 045-401-016,
045-411-001, 045-412-001
Project
The proposed project is a specific plan rezone and Tentative Tract Map
Description:
which includes a total of 278 residential units comprised of 28 small lot
single-family, 94 standard lot single-family, 21 estate lot single-family, and
135 multi -family residential units with 54.4 acres of landscaped and natural
oak woodlands open space and nature trails on the overall 120 -acre site. The
multi -family residential units include 9 bonus units requested under the
City's General Plan Policy 2.1.2 for exceptionally high design quality. The
project also includes a 3.5 -acre site designated for Service Commercial use.
The site contains approx. 22,000 native oak trees of which 1,321 (approx.
6%) are proposed for removal.
General Plan Desi ng ation: (SFR -X) Single -Family Residential -X, (SFR -Y)
Single -Family Residential -Y, (HDR) High Density Residential, (GC)
General Commercial, (OS) Open Space. Zoning District: (RS) Residential
Suburban.
COMMISSIONER COMMENTS & REPORTS
DIRECTOR'S REPORT
City of Atascadero Planning Commission Agenda
ADJOURNMENT
Regular Meeting August 5, 2003
Page 3 of 4
The next regular meeting of the Planning Commission will be August 19, 2003 at City Hall in the
4th Floor Rotunda, 6500 Palma Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at/or prior to this public hearing.
\1Cityhall\CDvlpmnt\— PC Agendas\PC 2003\PC Agenda. 08-05-03.word.am.doc
City of Atascadero Planning Commission Agenda Regular Meeting August 5, 2003
Page 4 of 4
City ofAtascadero
WELCOME TO THE ATASCADER0 PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month
at 7.•00 p.m., in the Rotunda of City Hall. Matters are considered by the Commission in the
order of the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City
Hall business hours at the Permit Center counter. An agenda packet is also available for public review at the
Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that
are either read into the record or referred to in their statement will be noted in the minutes and available for review
in the Community Development Department office.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager's Office, (805) 461-5010, or the
City Clerk's Office, (805) 461-5074. Notification at least 48 hours prior to the meeting or time when services are
needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the
meeting or service.
1114W] 9 AR 1191709F.T" 040113.11111113 05 V
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 information2.doc
ITEM NUMBER: 1
DRAFT DATE: 08/05/03
CITY OFATASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
July 15, 2003 — 7:00 P.M.
CALL TO ORDER
Chairperson Fonzi called the meeting to order at 7:03 p.m. and Commissioner Jones led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Beraud, Jones, O'Keefe, Porter and Chairperson Fonzi
Absent: Vice Chairperson Kelley
Staff: Community Development Director Warren Frace, City Engineer Steve Kahn,
Planning Services Manager Steve McHarris, Assistant Planner Kelly Davis,
Associate Planner Kerry Margason, Fire Captain Peter Gaw and Recording
Secretary Grace Pucci.
APPROVAL OF AGENDA
There was Commission consensus to approve the agenda.
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON JUNE 17, 2003.
2. FINAL MAP 2002-0029 (PARCEL MAP AT 00-034),9090 LA CANADA
(TPM 2000-0009) DULITZ.
Staff Recommends the Planning Commission accept Final Parcel Map 2002-0029
(Parcel Map AT 00-034).
Commissioner Beraud pulled Consent Calendar Item #2.
MOTION: By Commissioner O'Keefe and seconded by Chairperson Fonzi to approve
Consent Calendar Item #1.
AYES: Commissioners O'Keefe, Beraud and Chairperson Fonzi
NOES: None
ABSTAIN: Commissioners Bentz, Jones and Porter
Motion passed 3:0 by a roll -call vote.
Item #2: Commissioner Beraud questioned why this item was brought before the Commission
as the staff report states that a final map consistent with the approved tentative map cannot be
denied. Community Development Director Frace explained the map recording process to the
Commission.
MOTION: By Commissioner Jones and seconded by Commissioner Bentz to approve
Consent Calendar Item #2.
YES: Commissioners Jones, Bentz, Beraud, Porter and Chairperson Fonzi
NOES: Commissioner O'Keefe
ABSTAIN: None
Motion passed 5:1 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
Community Development Director Warren Frace announced that Item #5 on the agenda has been
continued to the August 19, 2003 Planning Commission meeting.
3. TREE REMOVAL PERMIT 2003-0038: 5320 TRAFFIC WAY
Request to remove two (2) native oak trees in excess of 24 " dbh, in conjunction with the
development of a new single-family home located at 5320 Traffic Way. (APN29-061-045)
Staff recommends:
The Planning Commission adopt Resolution PC 2003-0065 to approve the request to
remove two native oak trees subject to the guidelines and mitigation required by the
Atascadero Native Tree Ordinance, and subject to project conditions.
Community Development Director Warren Frace provided the staff report and answered
questions of the Commission
PUBLIC COMMENT
Steven Alvarez, Arbor Tree, project arborist, addressed questions raised by the Commission.
Chairperson Fonzi closed the Public Comment period
MOTION: By Commissioner O'Keefe and seconded by Commissioner Jones to approve the
removal of the trees.
AYES: Commissioners O'Keefe, Jones, Beraud, Bentz, Porter and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
PUBLIC HEARINGS
4. ZONE CHANGE 2002-0035, CONDITIONAL USE PERMIT 2002-0082,
TENTATIVE TRACT MAP 2002-0026
Applicant:
Midland Pacific, 6955 El Camino Real, Suite 200, Atascadero, CA 93422; Phone: 805/466-5100
Project Title:
The Colony at Apple Valley - Zone Change 2002-0035, Conditional Use Permit 2002-0082, Tentative
Tract Map 2002-0026 for a 70 -lot single-family residential subdivision.
Project Location:
Del Rio Road, Lot 15, 16, 17, 21 and a portion of Lot 20 Block 23 Atascadero, CA 93422
(San Luis Obispo County) APN 049-191-002, 026, 027, 028, 030.
Project
The proposed project consists of an application for a Planned Development Overlay Zone, Conditional
Description:
Use Permit, and Tentative Tract Map. The proposed project consists of a 70 -lot single-family
residential subdivision with a 5.50 -acre park and 2.39 acres of open space on a 28 -acre site located
between Del Rio Road and Conejo Road, one block West of U.S. Highway 101. The project will
include 56 lots of approximately 8000 square feet and 14 lots of approximately 5,000 square feet. The
project includes a request to remove 62 native trees.
General Plan Designation: Single Family Residential
Zoning District: Residential Single Family
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed.
Environmental
The proposed Mitigated Negative Declaration is available for public review from 6/30/03
Determination
through 7/29/03 at 6500 Palma Avenue, Community Development Department, from 8:00 a.m.
to 5:00 p.m., Monday through Friday.
Planning Services Manager Steve McHarris provided the staff report and with City Engineer
Steve Kahn answered questions of the Commission.
PUBLIC COMMENT
Dennis Moresco, President and CEO Midland Pacific Building Corporation (applicant), gave a
brief history of the project and addressed the following issues:
1. Park site: When originally proposed, the park was meant to be private. It was the choice
of some Planning Commissioners and the majority of the City Council that the park
become public, for staff the issue then became one of maintenance of a public park.
Though he can go either way on whether the park should be public or private, it was his
contention that a homeowners association should not maintain a public park. In trying to
find a balance on this issue he proposed the $50,000 a year in an annual C.D., with the
condition that the park be maintained.
2. Trellises: Trellises do not fit with the architecture of the project and as they don't last
past 10 years, he is not in favor of them.
3. Elevation C: He does not agree with staff in regard to the architecture on Elevation C.
He feels when this elevation is taken in the context of the streetscape and the layout of
the houses on the street this house fits in. Mr. Moresco feels there are things that can be
done with Elevations A and B in the affordable area, but he feels it would be better to
spend more money on front yard landscaping.
Mr. Moresco asked for clarification on the issues of indemnification, homeowners association vs.
a benefit maintenance district (he can go either way on this issue), Condition of Approval No. 70
regarding sewer extensions, and Condition of Approval (Exhibit B Mitigation Monitoring) No. 4
(he requests that if this is a public park he receive an offset for the park fees). Mr. Moresco
answered questions of the Commission.
Steve Alvarez, project arborist answered questions of the Commission.
Richard Bastain, 6225 Conejo Road, stated his property is adjacent to this project. He stated the
following concerns:
1. Encroachment of people onto his property. He would like a fence built to protect his
property.
2. Impact on wildlife in the area.
3. Light pollution and its impact on surrounding areas.
4. Size of lots and loss of open space.
5. Runoff into Graves Creek from the project.
6. Sewer impacts.
Richard Grove, 6155 Conejo Road, expressed the following concerns with this project:
I. Long range impacts to residents on Conejo Road from sidewalks, curbs and gutters on
one side of the road.
2. Runoff from those gutters on the south side of Conejo Road, which is lower than the
north side.
3. Will Conejo Road residents be required to hook up to the sewer lines?
4. Will the road coming out of this project cause headlights to shine directly into his or his
neighbor's windows?
5. Will utilities be underground?
6. Will backyards be fenced?
Tera Conrad, 6086 Del Rio Road, asked several questions regarding this project:
1. Will there be streetlights in the neighborhood and will they remain on all night?
2. Will there be a traffic signal?
3. What are the traffic impacts?
4. What will be the street widths from the new San Ramon to Del Rio?
5. How will the sewer affect water pressure?
6. What is the distance between each home?
7. Where will the curb and gutters go, where will they drain, and how will this affect the
creek?
8. Will there be a sprinkler system in the park and what will happen to park maintenance in
five years when the funding stops?
Travis Keating, 3655 Monterey Road, asked if other property owners in the area will be able to
split their properties or is this a one-time action for this developer only? Mr. Keating feels if the
park is designated as a city park it should have public restrooms.
Gearldine Braser, Monterey Road, asked if there are plans for a wildlife corridor for this project.
She agrees that the park would need public restrooms if it were to be a city park.
Daphne Fahsing asked about the 65 trees that are to be cut down.
Randy Kenny, 5185 Anado Avenue, inquired how one would go about getting on the list to
purchase one of these homes. He feels that the length of time one has been a resident of
Atascadero should have some bearing the issue. Mr. Kenny asked if others could split their
properties in the future as this developer has done.
Cody Thompson, 6059 Del Rio Road, stated that he moved here because of the rural nature of
the area and feels this project is more urban in appearance, especially given that there are only
four different elevations available within the project. He would like more of a buffer between
his property and the new development.
Chairperson Fonzi closed the Public Comment period.
Chairperson Fonzi asked staff and the applicant to address questions raised during the Public
Comment period.
Commissioner Jones felt this was a thorough presentation and he hopes that future presentations
will be as good as this one. His concerns are with safety issues at the entry way and Condition of
Approval No. 6, which he feels can be amended to satisfy the developer while addressing the
concerns of staff.
Commissioner Beraud referred to page 62 of the staff report item (d) and requested a condition
be added for an assessment for non anticipated damage, these fees would be paid into the
mitigation fund and applied for those losses and alternately credited for those trees that are
saved.
Commissioner O'Keefe commented that the biologist had mentioned in his report that pets
should not be brought to the worksite. She felt workers who bring their pets to the worksite
should not be permitted to let those animals run loose, and that perhaps this should be a condition
of approval. Regarding the tree issue raised during the Public Comment period, she felt that for
a project of this size, the removal of 65 trees is not a lot.
There was Commission discussion regarding the issue of a public vs. a private park in this
project. Concerns expressed were: maintenance, inclusion of public restrooms, parking, signage,
the finding of "public benefit" necessary to qualify for the PD if the park is private, and residents
of the project feeling intruded upon by the public if it is designated as a city park. It was the
feeling of the Commission that this park is meant for the people who live within the project area
and as such should be maintained by the residents either through a homeowners association or
maintenance district. Additionally, it was felt that the park area is a sensitive site and a potential
habitat for displaced wildlife in the area and paving it over for parking or public restrooms would
detract from these qualities.
Regarding Condition of Approval No. 6, there was Commission discussion regarding the
embellishments and which elevations would be affected. There was consensus that staff should
be empowered to work with the developer to place the emphasis on the entrance to the home
rather than the garage, that the word "trellis" be removed and that this condition would apply to
Elevations A, B and C.
MOTION: By Commissioner Bentz and seconded by Commissioner O'Keefe to adopt
Resolution No. PC 2003-0060 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2003-0016; and adopt Resolution No.
PC 2003-0061 recommending that the City Council introduce an ordinance for
first reading to establish Planned Development #19 (Zone Change 2003-0056)
based on findings; and, adopt Resolution No. PC 2003-0062 recommending that
the City Council introduce an ordinance for first reading to approve Zone Change
2002-0035 establishing a PD -19 overlay district based on findings; and, adopt
Resolution No. PC 2003-0063 recommending that the City Council approve the
Master Plan of Development for PD -19 (CUP 2002-0082) based on findings and
subject to Conditions of Approval and Mitigation Monitoring; and, adopt
Resolution No. PC 2003-0064 recommending the City Council approve Vesting
Tentative Tract Map 2002-0026, based on findings and subject to Conditions of
Approval and Mitigation Monitoring with the following amendments:
I. Condition No. 6: remove the word "trellis" and have the developer and City
staff work on appropriate language to require architectural embellishments
either through landscaping and/or architectural design, and
2. Add paragraph (e) to Mitigation Measure 4.e.2 to add an assessment for non -
anticipated damage, fees to be paid into a mitigation fund for losses with a
credit for trees that can be saved.
AYES: Commissioners Bentz, O'Keefe, Jones, Beraud, Porter and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
COMMISSIONER COMMENTS & REPORTS
Commissioner Beraud asked if the Commission could receive their packets sooner on projects of
this size.
Commissioner O'Keefe referred to the interim inclusionary housing policy and asked for
clarification on the affordability percentages how they would work with the incentives offered.
Director Frace explained the policy to the Commission.
Community Development Director Frace gave the Commission an outline of projects coming
before the Commission in the next few months.
Chairperson Fonzi inquired about the homeless shelter and if it would be coming before the
Commission. Director Frace stated that the shelter requires a Conditional Use Permit and would
therefore be coming before the Commission. Staff is waiting for the applicant to meet all goals
set by the City Council for the project.
ADJOURNMENT
Chairperson Fonzi adjourned the meeting at 10:10 p.m. to the next regularly scheduled meeting
on August 5, 2003.
MEETING RECORDED AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
\\Cityhall\CDvlpmnt\— PC Minutes\PC Minutes 03\PC Minutes. 07-15-03.gp.doc
Planning Commission Staff Report
SUBJECT:
ITEM NUMBER: 2
DATE: 8-5-03
The Woodlands Specific Plan
Zone Change 2003-0062; Zone Change 2003-0041,
Specific Plan 2003-0001,
Vesting Tentative Tract Map 2003-0027
(Halcon Road /R.W. Hertel & Sons)
The proposed project consists of a request to establish a Specific Plan zoning designation
over the subject site with a corresponding Vesting Tentative Tract Map which includes a
total of 278 residential units comprised of 28 small lot single-family, 94 standard lot
single-family, 21 estate lot single-family, and 135 multi family residential units with 54.4
acres of landscaped and natural oak woodlands open space and nature trails on the overall
120 -acre site. The multi- family residential units include 9 bonus units requested under the
City's General Plan Policy 2.1.2 for exceptionally high design quality. The project also
includes a 3.5 -acre site designated for Service Commercial use. The site contains
approximately 22,000 native oak trees of which 1,321 (approximately 6%) are proposed
for removal.
RECOMMENDATION:
Staff Recommends:
Adopt Resolution No. PC 2003-0066 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2003-0026; and,
2. Adopt Resolution No. PC 2003-0067 recommending that the City Council introduce an
ordinance for first reading to establish zoning code text for Specific Plan #1 (Zone
Change 2003-0062) based on findings; and,
3. Adopt Resolution No. PC 2003-0068 recommending that the City Council introduce an
ordinance for first reading to approve Zone Change 2003-0041, a zoning map amendment
of the entire project site to "SP -1" (Specific Plan #1) based on findings and subject to
Conditions of Approval and Mitigation Monitoring; and,
ITEM NUMBER: 2
DATE: 8-5-03
4. Adopt Resolution No. PC 2003-0069 recommending that the City Council adopt Specific
Plan #1, by resolution to include the Woodlands Specific Plan and Appendix documents
(Exhibits A — F) based on findings and subject to Conditions of Approval and Mitigation
Monitoring; and
5. Adopt Resolution No. PC 2003-0070 recommending the City Council approve Vesting
Tentative Tract Map 2003-0027, based on findings and subject to Conditions of Approval
and Mitigation Monitoring.
SITUATION AND FACTS:
1. Applicant / Representative: R.W. Hertel & Sons, Inc.
5200 Telegraph Road, Ventura, CA 93003
2. Project Address: Halcon Road, Atascadero, CA 93422
(San Luis Obispo County) APN 045-311-001, 045-401-
015, 045-401-016, 045-411-001, 045-412-001
3. General Plan Designation:
4. Zoning District:
5. Site Area:
6. Existing Use:
7. Environmental Status:
DISCUSSION:
Analysis of Plan n ing Issues
1. Project Definition
(SFR X) Single -Family Residential X, (SFR Y) Single -
Family Residential -Y, (HDR) High Density Residential,
(GC) General Commercial, (OS) Open Space
(RS) Residential Suburban
220 acres
Vacant Land
Proposed Mitigated Negative Declaration 2003-0026
The proposed project is a specific plan rezone and vesting tentative tract map which
includes a total of 278 residential units comprised of 28 small lot single-family, 94
standard lot single-family, 21 estate lot single-family, and 135 multifamily residential
units with 54.4 acres of landscaped open space and natural oak woodlands open space and
ITEM NUMBER: 2
DATE: 8-5-03
nature trails on the overall 120 -acre site. The multifamily residential units include 9
bonus units requested under the City's General Plan Policy 2.1.2 for exceptionally high
design quality. The 21 estate lots will have the option of constructing a small second
residential unit not to exceed 800 square feet. The project also includes a 3.5 -acre site
designated for Service Commercial use. The site contains approximately 22,000 native
oak trees of which 1,321 (approximately 6%) are proposed for removal.
Deferred Project Approval Matrix
* Note that CC&R appearance guidelines are proposed as exempt from staff review.
Each single- family residential home will have a two car attached garage with two
additional uncovered spaces provided in the driveway that fulfills the guest parking
requirement. Multi family units will meet City parking and circulation standards. The
Specific Plan references site development and architectural design styles for the project.
The Specific Plan will be approved by: (1) Establishing a specific plan zone ordinance;
(2) Changing the project site zoning designation to SP -1 (Specific Plan #1); and (3)
Adopting a resolution to adopt the Specific Plan document and appendix items related to
site improvements, site amenities, tree protection, affordable housing, architectural
elevations, and conditions of approval. As with Planned Development projects, the
Planning Commission will have the ability to make future amendments to the Specific
Plan in the future, independent of Council action. Single-family development will be
subject to future staff approval. The SC -1 and MFR development will require subsequent
Planning Commission Conditional Use Permit applications.
The project data tables on the following page summarize each of the General Plan land use
designation and proposed specific plan zoning districts.
SFR -1
SFR -2
SFR -3
MFR
SC -1
Future
X
X
CUP/MPD
Staff
X
X
*
X
X
Appearance
Review
HOA
X
X
X
CC&Rs
* Note that CC&R appearance guidelines are proposed as exempt from staff review.
Each single- family residential home will have a two car attached garage with two
additional uncovered spaces provided in the driveway that fulfills the guest parking
requirement. Multi family units will meet City parking and circulation standards. The
Specific Plan references site development and architectural design styles for the project.
The Specific Plan will be approved by: (1) Establishing a specific plan zone ordinance;
(2) Changing the project site zoning designation to SP -1 (Specific Plan #1); and (3)
Adopting a resolution to adopt the Specific Plan document and appendix items related to
site improvements, site amenities, tree protection, affordable housing, architectural
elevations, and conditions of approval. As with Planned Development projects, the
Planning Commission will have the ability to make future amendments to the Specific
Plan in the future, independent of Council action. Single-family development will be
subject to future staff approval. The SC -1 and MFR development will require subsequent
Planning Commission Conditional Use Permit applications.
The project data tables on the following page summarize each of the General Plan land use
designation and proposed specific plan zoning districts.
ITEM NUMBER: 2
DATE: R -S -n 3
Project Summary Tables
General
Minimum Lot
Permitted
Specific Plan
Arr %of
Alin.
Dwelling
Density
rand
'/.cuing
Plan Land
$e
District
5.9
es
SFR -2
Lot Size
24.1
OS
OS
OS
Nature Trails
54.4
45.3%
N/A
N/A
N/A
SFR -X
SFR
SFR -1
Small Lot
5.9
4.9%
4,500
28
4.7
N/A
54.4
45.3%
SFR
N/A
N/A
2.8
2.3%
Total
SFR -X
SFR
SFR -2
Standard Lot
24.1
20.1%
6,500
94
3.9
SFR
Subtotal 84.4 122 1.44
'SFR -Y SFR SFR -3 Estate Lot 20.3 16.9% 23.000 21 1.0
SFR
HDR HDR MFR Multi -Family 9.0 7.5% N/A 135 ** 15
GC GC SC -1 See 3.5 2.9% N/A N/A N/A
Development
Standards
Streets 2.8 2.3% N/A N/A N/A
Total 120 100% - 1278 -
Estate Lot Single -Family land use designation is subject to additional regulations as set forth in the
Conditions. Covenants and Restrictions (CC&Rs) "Note: Nine MFR bonus units included.
Project Statistics
Street area outside development zones
Minimum Lot
Percent of
Zoning
Units
Size (s.f.)
Acreage
Total
SFR -1-
28
:4,500
5.9
4.9%
SFR -2
94
6,500
24.1
20.1%
SFR -3
21
23,000
20.3
16.9%
MFR
135
N/A
9
7.5%
SC -1
N/A
N/A
3.5
2.9%
OS
N/A
N/A
54.4
45.3%
Streets`
N/A
N/A
2.8
2.3%
Total
278
120
100.0%
Street area outside development zones
ITEM NUMBER: 2
DATE: 8-5-03
Project Review
The proposed project includes review and approval of the Specific Plan, including site plan,
subdivision tract map, conceptual site amenities and landscape plan, grading and drainage
and conceptual architectural design features of the proposed SFR 1, SFR -2 and multifamily
residential neighborhoods. The 21 SFR -3 estate lots are anticipated to be custom design and
are not exempt from appearance review by staff during the building permit process
(Condition 13). The SC -1 service commercial parcel requires a conditional use permit prior
to the building permit process (Condition 17). The multi family is proposed to be further
processed through a future Conditional Use Permit (CUP)/Master Plan of Development
application that would be reviewed and approved by the Planning Commission. All phases
of development will require appearance review consistent with Specific Plan Appendix
(Exhibits A F).
2. Background
Surrounding Land Use and Setting:
North: Atascadero State Hospital, Vacant Land
South: Residential
East: Residential, Union Pacific Railroad
West: Paloma Creek Park, Residential
1
r
North: Atascadero State Hospital, Vacant Land
South: Residential
East: Residential, Union Pacific Railroad
West: Paloma Creek Park, Residential
ITEM NUMBER: 2
DATE: 8-5-03
City Council/Planning Commission Study Session/Site Visit
On April 20, 2003, the applicant presented a one-hour project overview and provided a two-
hour tour of the project site in which each phase of the proposed project was reviewed.
Although there was no formal consensus, members of the Commission, Council and the
public were able to ask questions and provide early comment on the preliminary project
planning and conceptual site development. According to the applicant, each comment was
carefully considered and where feasible, incorporated into the proposed project.
General Plan
The General Plan has designated the project site as an area requiring a comprehensive master
plan in the form of a Specific Plan in order to minimize environmental impacts and maximize
community compatibility. The project proposes similar land uses and residential densities as
identified in the General Plan with an additional nine multi family quality bonus units, as
allowed under the general plan policy 2.1.2 housing element, and a minimum of 40% of the
total site designated as open space (General Plan Table II -5). The project also proposes
second units on each of the 21 estate lots (23,000 square foot minimum lot size), subject to
conditions (Refer to Condition 14).
The multi- family residential units include 9 bonus units requested under the City's General
Plan Policy 2.1.2 for exceptionally high design quality. General Plan Policy 2.1.2 states:
"Development standards and procedures to allow the Planning Commission to grant up to a
15% density bonus for attached multi family project of exceptionally high design quality
through the Conditional Use Permit process". The applicant is requesting that this policy be
applied to the proposed project multifamily use through application of a Conditional Use
Permit with Master Plan of Development prior to any building permit applications associated
with the Specific Plan multi family land use. This has been included as a mitigation measure
to assure that the 9 bonus units are permitted only with exceptionally high design quality
(Mitigation Measure 9). The project also includes a 3.5 -acre site designated for Service
Commercial use.
The General Plan requires establishment of a Specific Plan (SP) zone on the project site,
consistent with City site development standards and appearance review, as analyzed within
this report. The table below summarizes the General Plan as compared to the proposed
Specific Plan land uses.
Units
Land Use
Unit Type
Gen. Plan
Specific Plan
Difference
Residential
Single-
Family
143 Units
143 Units
0
Residential
Multi-
Family
126 Units
135 Units (Includes 9 bonus units)
9 Units
Commercial
2 Acres
3.5 Acres
1.5 Acres
Open Space
40% (48 Ac)
45% (54 Acres)
5% (6 Ac)
ITEM NUMBER: 2
DATE: 8-5-03
Specific Plan
A. Definition: The subdivision of residential lots as proposed may occur under the specific
plan land use designation. This process is similar to a Planned Development Overlay
Zone that is typically implemented through the proposed Master Plan of Development.
The SP -1 incorporates site development standards and appearance review including
architecture and landscaping.
B. Requirements: Consistent with California Government Code and the State General Plan
Guidelines prepared by the State Office of Planning and Research, this plan is a
regulatory document that implements the General Plan and its policies/programs as well
as establishes the standards by which development shall occur within the plan area.
Precise design standards and guidelines for the development of land are provided in this
plan and supersede the City's existing zoning code, public works standards, and other
regulations. Where this plan is silent, city codes effective upon the date of adoption of
this plan shall apply (Condition 2). Although the applicant has requested the Specific
Plan be adopted by the City Council as an ordinance, staff recommends that only the zone
establishment and rezone of the site be adopted as such. The actual plan contents shall be
adopted by resolution so that any future amendments or modifications may be made by
the City Council without requiring second readings and codification of the Specific plan
document. As stated below, State law allows the City the option to adopt the Specific
Plan by ordinance or resolution.
C. Regulation & Adoption: Specific Plans must be consistent with the applicable elements
of the General Plan. The following excerpt identifies the content requirements for
specific plans defined in State Law (Section 65451 (a)).
Section 65451
(a) A Specific Plan shall include a text and a diagram or diagrams that specify all of the
following in detail:
(1) The distribution, location, and extent of the uses of land, including open space, within
the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal,
energy, and other essential facilities proposed to be located within the area covered by
the plan and needed to support the land uses described in the plan.
(3) Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
(4) A program of implementation measures including regulations, programs, public works
projects, and financing measures necessary to carry out paragraphs 1), 2), and 3).
(b) The Specific Plan shall include a statement of the relationship of the Specific Plan to the
General Plan.
ITEM NUMBER: 2
DATE: A_5_n3
Furthermore, the California Government Code Section 65453 and 65454 prepared by the
State Office of Planning and Research state that:
Section 65453
(a) A Specific Plan shall be prepared, adopted, and amended in the same manner as a General
Plan, except that a Specific Plan may be adopted by resolution or by ordinance and may be
amended as often as deemed necessary by the legislative body.
(b) A Specific Plan may be repealed in the same manner, as it is required to be amended.
Section 65454 also states: No Specific Plan may be adopted or amended unless the proposed plan or
amendment is consistent with the General Plan.
As noted above, staff recommends that the Specific Plan (SP 2002-0001), Appendix
(Exhibits A through E), and subdivision map (TTM 2003-0027) be adopted by resolution.
3. Design and Appearance
The applicant has worked closely with staff in developing the proposed site plan,
development standards, architectural references, landscape theme, and site amenities plan.
The plan contains the following general land use/design categories, each reference to
architectural styles, colors, materials and overall appearance.
'If
PERSPECTIVE SKETCH AT ENTRY
ITEM NUMBER: 2
DATE: R -S -n3
A. Single -Family Residential
As identified in the project description, the project contains three single-family residential
types:
1. 28 small lots with 4,500 square foot minimum lot size;
2. 94 standard lot with 6,500 square foot minimum lot size; and
3. 21 estate lots with 23,000 square foot minimum lot size and possible 2nd units per the
existing City Ordinance with a requirement that at least one of the residences be owner -
occupied and not subject to the 1 -acre minimum lot size requirement (Condition 14).
Estate lots also include specific building envelopes for all lots and 22 -foot height
restriction for lots 138-142 to minimize view intrusions within the natural ridgeline.
The Specific plan includes a range of architectural styles consistent with the existing semi -
rural character of Atascadero. The architectural styles of the plan include Craftsman,
Traditional, Monterey Ranch, California and Bungalow, some of which are illustrated below.
There will be a total of nine different elevations for both the SFR -1 and SFR 2 units
(Condition 10). Exhibit E of the Specific Plan Appendix contains the architectural
guidelines that will be used by staff for appearance review of building permits.
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ITEM NUMBER: 2
DATE: 8-5-03
B. Multi -Family Residential
The project contains 135 multifamily residential units. According to the applicant, these
units will include 101 rental apartments and 34 for -sale town homes. The exterior design and
appearance is similar within the multi- family complex. As noted above, nine of these units
are proposed as bonus units under the City's General Plan Policy 2.1.2 for a finding of
exceptionally high design quality. As a result, the Planning Commission is required to make
a specific finding (referenced in resolution PC 2003-0069) that the multifamily portion of
this project be of exceptional design quality, as illustrated below. Final design and approval
of the MFR project will be subject to a future Planning Commission Conditional Use Permit
prior to building permit application (Condition 18).
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ITEM NUMBER: 2
DATE: 8-5-03
Residential exterior materials and finishes are conceptually identified in Specific Plan
Appendix (Exhibit E). Although the specific plan identifies the intent to design superior
homes with certain garage setbacks, staff recommends that the street -facing elevations be
significantly improved with high quality architectural grade sectional garage doors
(Condition 9). Staff concurs with the specific plan exhibits which depict the proposed homes
incorporating the following architectural embellishments, as appropriate to the selected
architectural design: wood style or similar sectional architectural garage doors; window
shutters and/or decorative trim; variety of siding (i.e. masonry, hand -toweled stucco, wood);
masorr-y building base, chimney, column materials (i.e. stone, brick, pre -cast concrete trim);
roofing materials (i.e. flat, curved, S -style, barrel tile, shingles); decorative vents; decorative
iron treatment, recessed doors and windows; true divided light windows; ornamental lighting;
a minimum of two colors per house with a third accent color (Condition 9). All trash storage,
recycle storage, and air conditioning units will be screened from view behind fenced or
landscaped enclosures (Condition 22).
Although colored renderings with some material notations have been provided by the
applicant, the Specific Plan does not include color and material details or samples. Staff
recommends that the applicant work with staff on selection of building colors and roofing
materials that provide a variety of eartlrtone color and texture with accent colors that blend
with the natural oak woodlands surroundings and provide a high quality residential
neighborhood appearance, consistent with the intent of the Specific Plan development
standards for the SFR 1, SFR -2, SFR -3 subject to staff approval and Multifamily residences,
subject to Conditional Use Permit approval (Condition 11).
C. Service Commercial
This is a 3.5 -acre site located at the northwest corner of the project site along Halcon Road
and the Union Pacific railroad. Although no design and appearance is identified for the site,
staff has included a condition and mitigation measure that future development of the site
include: (Condition 17, Mitigation Measure 1.c.6)
■ Compatible landscaping along Halcon Road and the railroad compatible with the
existing pastoral oak woodlands surroundings;
■ Solid high-quality screening be applied to any storage yard;
■ Architectural theme be compatible with the rural appearance of the surrounding
properties and rail line, subject to staff review and approval; and
■ Planning Commission Conditional Use Permit and Master Plan of Development
required.
SC -1 uses shall include:
■ Wholesale/Distribution
■ Light repair services
■ Storage yards/RV storage
■ Animal Hospitals
■ Contract Construction Services
■ Warehousing
ITEM NUMBER: 2
DATE: 8-5-03
■ Electronic & Scientific Instruments (+5,000 SF)
■ Furniture & Fixtures (+5,000 SF)
■ Glass products manufacturing
■ Pipelines
■ Churches
■ Other similar uses per Planning Directors Approval
D. Open Space/Site Amenities Plan
The project includes 54.4 acres of landscaped and natural oak woodlands. A nature trail with
interpretative staging area and scenic overlooks is proposed. A pocket park/tot lot is also
proposed as well as an additional tot lot conditioned by staff within the multi family
residential area (Mitigation Measure 18). There are two engineered drainage detention
basins that will be constructed and landscaped to appear as visually natural seasonal
meadows surrounded by native trees and grassland. A pedestrian connection across Halcon
Road is proposed along with a pedestrian bridge spanning Paloma Creek between Halcon
Road and Paloma Creek Park (Condition 25 and 67). All manufactured slopes are proposed
for revegetation with native tree and groundcover plant materials (Mitigation Measure 4.e.6).
The project also includes a stone wall sign and landscaped entry sign feature that will be
designed to compliment the natural site setting (Mitigation Measure 1.c.3, 1.c.5).
Project Landscaping
The project Site Amenities Plan identifies a preliminary landscape concept for street trees
and common area, included re -vegetated manufactured slopes and drainage detention basins.
Within the SFR 1 and SFR -2 Zoning District, landscaping is included for private front yards
as well as private rear yards with slopes exceeding ten (10) feet in height. To further enhance
the streetscape, front yard landscaping shall be installed prior to occupancy of the units
(Conditions 12 and 21). Back yards will be landscaped by the individual property owners.
Landscape maintenance of each private lot will be the responsibility of the individual
property owner.
SFR -3 common area landscaping, gate/entry landscaping features, and fencing is included in
the project. However, front yard landscaping and appearance review is not include. CC&R's
are proposed by the developer that contain design guidelines for individual lot development.
It would be the responsibility of each individual property owner and the homeowner's
association to abide by the general appearance requirements, not the City. City processing of
the SFR -3 residential units would be similar to existing individual residential lots within the
City that only require a building permit but would have additional staff review of specified
architectural style and appearance. Staff has included a condition that street trees be installed
by each homeowner at the time of lot development (Condition 16).
In order to minimize the visual impact of fencing up and across tall uphill sloping rear yards,
semi -transparent hillside fencing shall be installed consistent with the Specific Plan Hillside
Fencing Standards (Mitigation Measure 1.c.4, 1.c.6).
ITEM NUMBER: 2
DATE: 8-5-03
Streetscapes include an 12 -foot wide center median tree planter with shade trees and
sidewalk along the main entry drive and shade trees along residential side streets fronting
each new residence.
Street lighting shall be low level, earth toned, and located in accordance with the site
amenities plan. Street trees are proposed to shade paved areas and pedestrian pathways,
reduce urban heat buildup, improve air quality, and provide visual unity to the streetscape.
Street trees shall be installed prior to occupancy of the units (Mitigation Measure l.c.1,
1.c.5).
The project site and landscaping has been well designed and only minor conditions of
approval have been included regarding landscape materials and the exterior fence treatment
along the site perimeter and entrance (Conditions 21, 22, and 23).
Due to the on-site topography, the use of retaining walls may be required. A condition of
approval has been included to design such walls to match or compliment the texture and
color of the existing or proposed landscape (Condition 24).
ITEM NUMBER: 2
DATE: R--X;_n3
As illustrated below, the project includes an entry sign and landscape feature at the Halcon
Road entrance.
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Site Entry Feature
Parkland Requirements: The City requires the dedication of 5 acres of parkland for every
1,000 residents. Due to its proximity to Paloma Creek Park and the on-site provision of
public access to the proposed open space, no large active public parkland is proposed on site.
Also, the project entrance has been designed to accommodate a future intersection with
Paloma Creek Park, and pedestrian connection and creek crossing between the project site
and Paloma Creek Park. In addition the project includes open space, hiking trails, a
trailhead/tot lot, and a multi- family area tot lot (Conditions 18, 20, 22, and Mitigation
Measure 14).
The plan will complete its parkland requirement through payment of in lieu fees. There may
be park in lieu Quimby fee credits granted in return for the dedication of the public
accessible open space, nature trail system, pedestrian/bicycle bridge access to Paloma Creek
Park.
Site Plan, Circulation, Parking
The Specific Plan includes a circulation plan identifying three street types within the plan
area. Street sections are depicted in Specific Plan Exhibits 8 and 9 — Street Sections and
described as:
A. Collector Streets - Providing access to the Plan Area from Halcon Road to the first
intersection of the Plan Area. The collector street has two travel lanes, center median, square
curbs, no parking, a detached sidewalk with parkway, Class II bikeways, and street trees.
ITEM NUMBER: 2
DATE: R--X;_n3
B. Local Residential - Providing access and circulation to SFR 1 and SFR -2 individual lots
having two travel lanes, rolled curbs, sidewalks on one side, and on -street parking.
C. Private Street — Providing access and circulation to the SFR -3 custom lots with a gated
entry, two travel lanes, and does not include sidewalks.
D. Emergency Vehicle Access - Alondra Road, located east of the site, will provide
secondary gated emergency access for emergency vehicles and emergency only egress.
Circulation Plan
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ITEM NUMBER: 2
DATE: A_5_n3
P.U.E. Side— lante Bike Travel Lane Median Travel Lane 11 -ane
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Section A Not to Scale
ITEM NUMBER: 2
DATE: 8-5-03
The project includes certain off-site street improvements and intersection upgrades with
signalization per City standards as recommended in the project -specific traffic study by
Omni -Means. These include improvements on Halcon Road from the project limits to Viejo
Camino, Viejo Camino to Santa Barbara, and Santa Barbara to El Camino. The project will
be eligible for reimbursements for off-site improvements. The project includes a provision to
provide a Class II bicycle facility to connect the development to the existing bicycle facilities
at El Camino Real/Viejo Camino intersection. The project entry at Halcon Road will be
designed to accommodate potential future Paloma Creek Park vehicular access and parking.
The project entrance includes a pedestrian crossing of Halcon Road and direct pedestrian
connection with pedestrian bridge creek crossing to Paloma Creek Park.
Sidewalks are included on all public streets to complete the pedestrian circulation network
and provide connections to the proposed nature trail system as identified in the project
circulation plan.
Several transportation/traffic mitigation measures are required for build out. The Omni -
Means traffic impact study identifies intersections requiring improvements to achieve
acceptable levels of services, as follows:
1. City Engineer shall review and approve project circulation impacts recommended mitigation
measures and equitable share.
2. Project mitigation measures and phasing schedule for the construction of the improvements
shall be reviewed and approved by the City Engineer (Mitigation Measure 15.1)
3. A Traffic Impact Study was produced for this project by Omni -Means. In the study there are
recommended mitigation measures. Listed below are staff conditions to implement the
mitigation measures: (Condition 63)
A. Santa Barbara Road/EI Camino Real: Install Traffic Signal/Widen Intersection
This is required to be installed prior to the first unit occupied. The construction costs
for the signal will be counted as credit toward the Traffic Impact Fee.
B. Viejo Camino/EI Camino Real: Install Traffic Signal
This improvement is being required by the City Engineer. This is a "T" intersection
and the left turn movement off of Via Camino is a low volume movement. This
improvement was not identified as a need improvement in the City of Atascadero
Circulation Element. The City Engineer will not require this condition.
C. Halcon Road/Via Camino: dedicated westbound right and left turn lanes
This is required to be installed prior to the first unit occupied. The improvement is
the sole responsibility of this development.
D. Santa Barbara Road/US 101 Interchange
The study found that the following improvements are required for the interchange.
Also list is the percent "fair share" that this project is responsible for the
improvement.
ITEM NUMBER: 2
DATE: 8-5-03
■ Santa Barbara Road/US 101 SB Ramps: Install Traffic Signal (25.8%)
■ Santa Barbara Road/US 101 NB Ramps: Install Traffic Signal (27.5%)
■ Santa Barbara Road/San Antonio: Install Traffic Signal (26.2%)
These interchange improvements that are not identified as needed improvements in the City of
Atascadero Circulation Element and the Growth Mitigation Program. Therefore, the growth mitigation
fee does not cover the improvements.
The developer is required to submit engineers estimate for the cost of construction of the
improvements. The developer shall pay the percent "fair share" of the engineer's estimates. These
funds will be placed in an account for the Santa Barbara Interchange. The developer may pay the
amount incrementally with each building permit.
Per the Atascadero Municipal Code 9.4160 (a) (Streets), "The project shall also provide well -paved
city standard access roads from a collector or arterial to the subdivision and repair existing under -
paved or poor -condition interior or frontage roads". The General Plan Circulation Element lists the
route of Halcon Road/Viejo Camino/Santa Barbara Road to EI Camino Real as a circulation
improvement needed. Based on these sections of the municipal code and the General Plan, this
project shall be required to perform the following improvements on the route from the project entrance
to EI Camino Real: (Condition 64 and Mitigation Measure 15.3)
■ Widen, stripe, and improve the route to Engineering Standard 403 "Rural Collector".
■ Overlay the route with two-inch minimum asphalt surface (Mitigation Measure 15.2).
The project shall provide a Class II bicycle lane to connect the development to the existing bicycle
route at EI Camino Real/Viejo Camino (Mitigation Measure 15.3).
Tn fra stru cture
The Specific Plan describes at a conceptual level how and where services will be extended to
serve the project site. All infrastructure improvements to serve the site shall be financed and
installed by the developer consistent with Specific Plan Exhibit 10 — Phasing Plan, Exhibit 11
— Water Supply System, Exhibit 12 — Sanitary Sewer Collection System and Exhibit 13 —
Storm Drainage System which provide a schematic plan for the routing and location of
facilities within the project area. Improvement Plans will determine the exact sizing and
location of facilities, subject to staff review and approval (Conditions 73 — 90).
Site Drainage
On-site storm water drainage has been designed to flow following the existing drainage
pattern with flows into engineered retention basins prior to off-site release, as identified in
the project Preliminary Hydrology Report, Ramseyer & Associates. Conditions of approval
have been included to assure that there will be no site drainage impacts (Conditions 51 - 59).
ITEM NUMBER: 2
DATE: 8-5-03
Water
The project can be served by the Atascadero Mutual Water Company. The proposed project
area will utilize two existing water mains as its points of connection to existing Atascadero
Mutual Water Company system. The primary point of connection will be at an existing 12 -
inch waterline at the southwest corner of the plan area in Halcon Road. The secondary point
of connection will be at an existing 6- inch waterline at the southeast corner of the plan are in
Alondra Road.
The project Specific Plan includes a proposal to provide an easement for AMWC to design
and install a new well, pump, and pipeline. Per the recommendations of the Water Company
a hydrogeological investigation is required to determine if there is a viable well site on the
commercial lot. The investigation shall include test borings and test pumping (Condition
80).
The project also includes a proposal to construct a norl-potable water line that would replace
the potable water currently being used for irrigation at Paloma Creek Park and for irrigation
on the project site. Although this system would decrease demand on the potable water
supply and could also be designed with enough capacity to accommodate the anticipated
expansion of Paloma Creek Park, the applicant would be requesting a credit from required
park fees for the construction value. It is staff's opinion that the credit value should be
applied to established City Council park development priorities. Staff recommends that the
Planning Commission delete this item from the Specific Plan (Condition 8).
Wastewater
The City of Atascadero will provide sanitary sewer service including collection, transmission
and treatment for the project area. Development with the project site will require connection
to the City's planned sewer system mainline extension included in the City's Sewer Master
Plan. The Specific Plan includes a proposal to design and install the on-site and off-site
mainline. For reimbursement and maintenance, refer to the project Specific Plan
implementation section. The extension will run from the sewer treatment plant south to
Halcon Road and El Camino Real and Santa Barbara Road area. The mainline will be built
with sufficient capacity to accommodate development with the plan area as well as new
development in the area and existing uses. The proposed line serving development along the
easterly project site will require a lift station. Design criteria for the sewer collection system
shall conform to the City of Atascadero Standards (Conditions 73 - 81).
4. Proposed Specific Plan #1
The proposed Specific Plan is consistent with General Plan land use designations allowing
the creation of a Specific Plan with a clustering of residential units on the 120 -acre project
site, and to minimize environmental impacts and maximize community compatibility. Based
on the General Plan requirements, staff has prepared the following proposed standards for
ITEM NUMBER: 2
DATE: 8-5-03
Specific Plan #1. Adoption of the new specific plan zone is required for the project to
proceed. The Commission could make recommendations to the Council to modify the
proposed SP -1 text.
9-3.690 Establishment of Specific Plan Zone No. 1: (SP -1).
A Specific Plan Zone No. 1 is established in on parcels APN 045-311-001, 045-401-015, 045-
401-016, 045-411-001, 045-412-001 with a combined gross acreage of 120 acres. The
maximum density within the planned development shall not exceed 269 residential units
(except for 9 bonus units allowed by the General Plan), 3.5 acres of service commercial use,
and 54.5 acres of open space on the 220 -acre project site the 21 estate lots may contain
second units limited to 800 SF. The development standards contained within the Woodlands
Specific Plan Policy Document and Appendixes (SP 2003-001), as conditioned shall be
applied to all future development within the Specific Plan area, and as follows:
(a) The Vesting Tentative Tract Map TTM 2003-0027 and any subsequent amendments for
the site shall be consistent with SP 2003-0001. All construction and development shall
conform to the approved Specific Plan, as conditioned.
(b) No subsequent tentative parcel or tract map shall be approved unless found to be
consistent with the approved Woodlands Specific Plan.
(c) The commercial area, residential dwelling units, landscaping, walls and fencing shall be
subject to review under the City's Appearance Review requirements consistent with the
approved Woodlands Specific Plan.
(d) Building setbacks lot sizes, landscape area, and lot coverage shall be as identified within
the approved Woodlands Specific Plan.
(e) Alterations or additions to established dwelling units shall be subject to the density
standards of the Specific Plan zone and shall be reviewed pursuant to the Woodlands
Specific Plan development standards.
(f) The Specific Plan shall be adopted and amended by City Council Resolution
ITEM NUMBER: 2
DATE: 8-5-03
If the above Specific Plan standards are adopted, the project as conditioned would be
consistent with those standards. The proposed uses, residential unit types, lot sizes and
development standards are described within the Draft Woodlands Specific Plan document,
dated June 30, 2003. The SP -1 district incorporates by reference the Specific Plan, Vesting
Tentative Tract Map, and Appendix Exhibits A through F which document the proposed
architectural styles, lot sizes, lot coverage, landscape area, setbacks, and building envelopes
for each parcel. The SP -1 Specific Plan will cover site development, site amenities,
landscaping and architectural design standards for the project. As conditioned, amendments
to the SP -1 Specific Plan will be made by City Council resolution and public hearing
following Planning Commission recommendation (Condition 4).
5. Native Tree Mitigation/Preservation
The entire site area has been estimated to contain approximately 22,000 oak trees. Project
construction is estimated to require the removal of approximately 6%, or 1,321, of the total
oak trees located on the site, as submitted by a Certified Arborist. Essentially, all removed
trees are deciduous Blue Oaks (Quercus Douglas).
The trees have been determined to be obstructing proposed improvements that cannot be
reasonably designed to avoid the need for tree removal. In addition, some of the trees to be
removed are in poor health. The project -specific tree preservation, mitigation and tree fund
payment is summarized below.
Oak Tree Preservation: To preserve the rural site identity, project development shall
preserve native woodlands and oak trees and control their removal, as identified in the
project Protection and Preservation Plan. Oak trees shall not be trimmed, destroyed or
removed without a permit or the approval of the City. The applicant is proposing removal of
oak trees to be mitigated by: (1) Preservation of the open space; (2) Oak woodland preserve
areas; (3) Payment into the tree mitigation fund; and (4) Replanting on a one-to-one ratio per
the Certified Arborist's recommendation. The applicant's tree mitigation fund payment is
proposed at $50.00 per tree removed or approximately $66,050.00. Avoided oak trees shall
be protected and preserved per the Tree Protection and Preservation Plan.
Staff Analysis: Under the City's tree mitigation payment the removal of 1,321 trees (12,799
inches at diameter breast height) would require the applicant to pay $213,316.67. This figure
is summarized as follows:
Evergreen Native Trees (inches)
dbh notes
1
2
3
4
5
6
Total 0 -inches
Mitigation Requirement
Tree Fund Payment: $
ITEM NUMBER: 2
DATE: 8-5-03
Deciduous Native Trees (inches)
dbh notes
1
2
3
4
5
6
Total 12799 -inches
Tree Fund Payment: $ 213,316.67
Totals
12799 -inches
213, 316.67
Staff Recommendation: The proposed tree mitigation including fee payment, native tree
replacements, and dedication of open space provides a valuable combination of tree
preservation to the City. Staff recommends that the Planning Commission consider the
proposal in lieu of standard tree mitigation fee payment.
Native Tree Ordinance
Applicant Proposal
Fees $213,316
$66,050
Replanting 0 Trees
1,321 Trees
Dedicated Open Space 0 Acres
54.4 Acres
A native tree protection and a preservation plan is included for trees proposed for retention.
Prior to permit issuance, the Tree Protection Plan shall be implemented for the project by a
certified arborist and approved by Planning Services. Tree protection shall be in place prior
to the issuance of any construction permits and the arborist shall be under contract to monitor
tree protection. For native trees being removed, the project specific tree mitigation plan
requires that $66,050.00 be paid into the City's native tree mitigation account and additional
native trees be planted on site (Refer to Condition 25, Mitigation Measures 4.e.1 - 4.e.5), and
as stated in the following native tree mitigation plan:
ITEM NUMBER: 2
DATE: 8-5-03
Sjack Brazeal's Tree Consulting
C PH. (805) 227-6140 •FAX (805) 238-9217 -Contractor's Lie, 619923
A 4531 SKIPJACK LANE, PASO ROBLES, CALIFORNIA 93446
AmeRicnN SOCIETY OF
CONSULTING ARBORISTS
April 22, 2003
Atascadero Woodlands Native Tree Mitigation Plan
71•e Atascedero Wocdia^ds Developer arc Ccnsu" -3 Arocnst propose the fofcwing Pian for n tigaClnc the
removed nature trees.
?ne entire site a,ea has beet es!irnated to contain apprrximate'y 22,000 pa.< trees. Proves: con5t'uc60rr u
est•mated to requ re the recmv& d approxinate!} 6% � .ne :o'ahcr 32' trees
Essent.aq al remove:: trees are deo duous Blue Uaks {Quercus ocug'as :,
Tie `Irst and rre or comoonent of the mtigation is 're dac;za!lo�, :c a land dreservatior entity Of the
aoprexfmateN 54 acres of Ober Space. This Open Space includes caK #oodland raserve, natu.-al ^Cressy
areas., and natvc'ry -e-getated s'opes and detail c1 basins
One of the best ways to prase'\'e and susta.n Atasoacero's rative tee rc:rest :s to set aside a -d preserve
these oper space areas in sufficient dimension and conrenration to also oreser✓e the ,abitatand to
,ractain them tree `ro:- destructve Impacts -n perpetuity. These Open Space araas else serve as receiver
s'es `or future nnZ,gation plantings. The-Acodlares' Open Suaca Preserva .rea is larj- a -c wooded and
therefore cncstifutes a vary significant nit'gation.
Secpntl'}. In the ✓»rse of natively revegetatirg the dISMbed. Caer. Space areas, acd!ng :roes to open space
Grassy arees, landscaping ;he comma 3 -as, and piarthrg street trees, Ire Woodlands proles! 'I reclare
,emoved nat.ve trees by piantng trees frcm the artc fists approved list. on a oce to ore rst o other
words. m addition to the Open Space Preserve, for every ni tree removedrn tre entire plan area: ano
ary zone designation. r -re developers will rep'ant, and mairta:r tc estabiisf-nent, one 5 gal tree 'or
eoUrfalan.:) f'cm tie approved '.ist of repacemert trees. In additio-, to reptac.ra the oaks, he developer
proposes to plart :.p to 2..^, Foothi I P: -.es, in an appropriate open space Iocaticn, ,f and when the seedl;nos
can refound
For the thiro ane finer aspect of the T:aigat:cn. the Propel wdi pay Into the tree m1gatior, fu -.c $5C' OC fo' each
rernoved oaR tree. Thisviii! equal aooet $66,050 O0
jsinr Ih S a an-
t 1 t -e City will acquire a large and 3ee0ifuw OPen Space
AND
7) :ha tree population rumbeis will be maintained
4ND
3). the tree mitigaffor'uho wdl rece,ve a sgn f :ant depos!t
This merno" and the above mitigation .measures. sl^e!I become can o` the Speci'ic plan, and *hence'cr- she[
te-,.ane part of the Corciticns of Approval for tie Tentatre Tact flap.
The Woodlands' Oil: Woodland and Open Space Preserve is a trez,erdous �enciit tO the Cit..
natIve forest. 1 -tis preserve, together with the one to one replacement planting, anincludirg t:t:
one to one payment to the fund, is a more than adequate r:atgattnn 1,1 ecrnpiv r.•
t'ity's Tree Ordinance.
Roger Tompkins. Applicart
Diagnostics - Tree Protection Plans - Expert Witness Service - Plant Health Care Recommendations
REGISTERED CONSULTING ARBORIST NO. 377 - CERTIFIED ARBORIST NO. WCISA 0163 - TAX NO. 248488781
ITEM NUMBER: 2
DATE: 8-5-03
6. Project Benefits
One of the required findings for approval of a specific plan rezone is that the project must
offer certain redeeming features to compensate for the requested zone change. The project
will have a number of "redeeming features" which include the following: 1) clustering of
residential development; 2) variety of unit types; 3) preservation and dedication of open
space and native tree preservation; 4) architectural and landscape features of exceptionally
high design quality; 5) public access to nature trails; 6) pedestrian connections to Paloma
Creek Park; 7) comprehensive native re -vegetation plan; and 8) inclusion of affordable
workforce housing.
7. Affordable Inclusionary and Workforce Housing
The following table identifies the City's Interim Inclusionary Housing Policy, adopted by the
City Council on June 24, 2003:
Inclusionary Section
Interim Policy
A. Project Requirements
1. All residential projects that require legislative approval are subject to
the inclusionary requirement as follows:
o Projects of 1-10 units: pay in -lieu fee or build units.
o Projects of 11 or more units must build units or receive a
Council approval to pay in -lieu fees.
B. Percent Affordable
1. The percentage of units within a project that must be affordable shall
be 20%.
2. The distribution of affordable units in single family land use areas
shall be as follows:
0 100% Moderate
3. The distribution of affordable units in multifamily and mixed use
commercial land use areas shall be as follows:
o 20% Very Low Income
o 37% Low Income
0 43% Moderate
4. In -lieu fees shall be collected for all fractional units up to 0.499
units, fractional units of 0.50 and greater shall be counted as 1.0
units.
5. All inclusionary units shall be deed restricted for a period of 30
ears.
C. Exceptions
1. Projects that do not require a legislative approval from the City shall
not be subject in the interim policy.
2. Projects that qualify for the State density bonus are exempt form
additional inclusionary housing requirements.
3. Second units are exempt from the inclusionary requirement.
D. Affordable Housing
1. The exterior design and quality standards for affordable units shall
Standards
be comparable to those of market rate units. Affordable units may
be of a smaller size and utilize less expensive interior finishes.
2. Affordable units shall be distributed throughout a project site and
not concentrated in one location.
3. Inclusionary units shall be built concurrently with market rate units.
ITEM NUMBER: 2
DATE: 8-5-03
As the project had been designed prior to the Councils recent interim inclusionary housing
policy, the applicant is proposing a comparable methodology that will result in a combination
of deed -restricted affordable housing units within the proposed multifamily housing area
and in -lieu fee contribution. Details of the proposal are contained within the Specific Plan
Appendix (Exhibit F). The applicant will be available at the Planning Commission public
hearing to review the proposal with the Commission.
Staff Analysis: The following table provides a comparison of the residential units required
under the City interim inclusionary housing program as compared to the applicant's modified
proposal. If the applicant's request is not acceptable or is modified by the City Council,
Specific Plan Appendix (Exhibit F and Condition 26) shall require revision.
A construction timeline shall be approved by the City Council prior
City Inclusionary Policy
to construction.
E. In -Lieu Fees
1. In -lieu fees for units and fractions of units shall be based on 2.50%
Units
of the valuation of the market rate unit.
F. Alternatives
1. The developer may request and the City Council may approve any of
Moderate
the following alternatives to onsite construction or payment of in -
20%
lieu fees for inclusionary units:
o Off-site construction
o Land dedication
o Combinations of construction, fees and land dedications.
G. Incentives
1. As an incentive to provide affordable units, all inclusionary units
20% of 20%
shall be treated as density bonus units that are not counted as part of
MFR
the maximum density entitlement of a site.
As the project had been designed prior to the Councils recent interim inclusionary housing
policy, the applicant is proposing a comparable methodology that will result in a combination
of deed -restricted affordable housing units within the proposed multifamily housing area
and in -lieu fee contribution. Details of the proposal are contained within the Specific Plan
Appendix (Exhibit F). The applicant will be available at the Planning Commission public
hearing to review the proposal with the Commission.
Staff Analysis: The following table provides a comparison of the residential units required
under the City interim inclusionary housing program as compared to the applicant's modified
proposal. If the applicant's request is not acceptable or is modified by the City Council,
Specific Plan Appendix (Exhibit F and Condition 26) shall require revision.
Staff Recommendation: It is staff's opinion that the applicant has the option of requesting
the proposed alternative under the City Council policy; however, the Planning Commission
should provide a specific recommendation to the City Council regarding the proposed
program or any alternative.
City Inclusionary Policy
Applicant's
Proposal
Type
Income Level
Units
Percentage
Units Percentage
SFR
Moderate
29
20%
4 3%
MFR
Very Low
5
20% of 20%
2 9% of 18%
MFR
Low
10
37% of 20%
5 20% of 18%
MFR
Moderate
12
43% of 20%
17 71 % of 18%
MFR
Total Units
27
20%
24 18%
Staff Recommendation: It is staff's opinion that the applicant has the option of requesting
the proposed alternative under the City Council policy; however, the Planning Commission
should provide a specific recommendation to the City Council regarding the proposed
program or any alternative.
ITEM NUMBER: 2
DATE: 8-5-03
In addition, it has been City Council policy to request that each phase of the residential units
(Except the SFR -3 custom lots) be made available to the local population and workforce as
follows (Condition 27):
Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to
reserve %z of the units for sale to residents or workers within the City of Atascadero, including the
affordable units. The agreement shall include the following provisions:
a) The units shall be offered for sale to residents or workers within the City of Atascadero
for a minimum of 60 -days. During this time period offers may only be accepted from
Atascadero residents or workers.
b) The applicant shall provide reasonable proof to the City that at least one of the qualified
buyers is a resident or worker within the City Limits of Atascadero.
c) The Atascadero resident or worker restriction shall apply to the initial sale only.
d) The applicant shall identify which units will be reserved.
e) The City Attorney shall approve the final form of the agreement.
8. Vesting Tentative Tract Map
A 150 -lot vesting tentative tract map is proposed as part of the project consistent with the
proposed Specific Plan #1 zone change. The tract map has been conditioned by staff and the
City Engineer to meet all City standards including orr and off- site street improvements. The
applicant will be required to record CC&R's or equivalent mechanism for the map that will
include maintenance and access of common areas (Condition 61).
9. Fiscal Impact Analysis
General Plan Policy: General Plan Policy 15.3.8 states, "All residential projects of 100 or
more dwellings shall be required to prepare a Fiscal Impact Report prior to any discretionary
approvals. The Fiscal Impact Report shall analyze all revenues, service costs and facilities
costs associated with a project. The City shall require the establishment of Facilities Districts
and/or Maintenance Districts to cover revenue short falls on a project".
A. Fiscal Impact Report, Nlodel and Purpose: The purpose for developing a fiscal impact
model for the City is to estimate the annual impact of new and/or existing development,
measured by recurring revenues and costs, on the City's fiscal status. The significance of
this type of analysis is to determine whether development is fully paying for all the
services that are being provided on its behalf by the City. This is particularly important
when the City is approving large project such as the Woodland's Specific Plan. The City
needs to insure that the project will not have a negative fiscal impact on the City's
ITEM NUMBER: 2
DATE: 8-5-03
general fund. Projects that are found to have a negative fiscal impact are required to
establish funding districts to off set these costs.
The model can be customized to reflect a year -by -year absorption scenario, or a build -out
(fully -developed) scenario. A year -by -year Model is utilized when the rate of
development can be projected with some degree of certainty, as is often the case when the
City is reviewing a single proposed development project. A build -out Model is generally
employed when a development absorption schedule has not been documented, but long-
term goals and service levels have been established. This latter circumstance is often the
case when a fiscal analysis is being prepared for a citywide general plan.
Only recurring revenues and costs are analyzed in a fiscal impact model. Costs that are
considered non-recurring, such as capital expenditures, are excluded from the analysis.
This is because new development is generally required to construct its own new capital
improvements, such as roads or parks, or to pay fees that enable the City or some other
developer to construct these improvements. As these are considered to be "one-time"
costs that will not recur, there is no expectation that new development will need to pay
for these capital expenditures a second time. Likewise, revenues that are considered to be
non-recurring, such as development impact fees paid by developers, are also excluded
from the Model. In sum, the Model reflects the estimated recurring annual deficit or the
surplus to the City's general fund that will result from the development of one or more
projects within the City.
B. Residential and Non-residential Fiscal Impacts: The annual recurring revenues and costs
for the City can be separated into two categories: residential and nonresidential.
Residential development is generally expected to produce an overall negative fiscal
impact to the City (a deficit), except in the case of homes with high sales prices that
generate sufficient property taxes to eliminate the deficit; nonresidential development
usually is expected to generates a positive fiscal impact to the City (a surplus). The
purpose of the fiscal analysis is to quantify these expectations in actual dollars.
Nonresidential development is typically at an advantage from a fiscal perspective because
it is characterized by a greater number of sources of revenue than residential
development, including property taxes, property transfer taxes, sales taxes, transient
occupancy taxes, business license taxes, and franchise fee revenues. Furthermore,
commercial development typically generates fewer calls for emergency service than
residential. The majority of the City's general fund is devoted to fund emergency
services provided by the City's police and fire department.
Residential development has traditionally relied on property taxes as its main source of
municipal revenues; but as these taxes have been limited to one percent of a home's
assessed value under Proposition 13, new residential development must rely on other
revenue sources to cover its costs. Residential development does not generate direct sales
taxes, transient occupancy taxes, or business license taxes and requires more emergency
services. Also costs, such as recreation services, park maintenance and library costs are
ITEM NUMBER: 2
DATE: 8-5-03
generally assigned to residential development because nonresidential development
typically receives less benefit from these amenities. Furthermore, the revenues that are
derived exclusively from residential development, such as motor vehicle in -lieu and gas
taxes, are limited in magnitude, and may be impacted by future legislative acts.
C. Specific Plan Fiscal Impact Analysis: Consistent with General Plan Policy 15.3.8 a fiscal
analysis of the Woodlands Specific Plan has been prepared by David Taussig &
Associates of Newport Beach (DTA). DTA specializes in Public Finance and Urban
Economics and has prepared fiscal impact analysis models for cities throughout
California, including Paso Robles. The model that DTA created for the project will also
be used for other future projects including Dove Creek.
DTA created the fiscal model based on the City's latest budget numbers in close
collaboration with the Finance Director, Fire Department, Police Department and Public
Works Department to ensure accurate cost factors were incorporated into the model. The
model works by calculating the costs and revenues of each land use within the project
based on residential units or commercial square footage. The model then calculates costs
to the City to provide services to the project such as police, fire, parks, and roads. The
service cost are based on the population and facilities within the project. The end product
of the model is a calculation of the dollars per year impact that each unit will have on the
City either positive or negative. The fiscal model is included in the Planning
Commission packets.
D. Fiscal Impact Miti ag tion: The preliminary results of the DTA model demonstrate that the
Woodlands Specific Plan would have a net negative fiscal impact on the City of
Atascadero to provide road maintenance, police services and fire services. The Draft
DTA model indicates that City costs for road maintenance, police services and fire
services will range between $300 to $400 per unit per year. It is roughly estimated that
the project will require $100,000 in services per year beyond the project revenues at build
out. The DTA model will be considered in draft form until City Council approval. Staff
is recommending that the following condition of approval be applied to the project as
fiscal mitigations requiring that a benefit assessment district be established to cover this
cost difference (Conditions 28 and 29).
Project Road Maintenance and Emergency Services Funding (Condition 28)
The emergency services and road maintenance costs of the project shall be 100% funded by the project
in perpetuity. The service and maintenance cost may be funded through a benefit assessment district
or other mechanism established by the developer subject to City approval. The funding mechanism
must be in place prior to or concurrently with acceptance of the any final maps. The funding
mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director
prior to acceptance of any final map.
a. All streets, sidewalks, streetlights, street signs, roads, emergency access roads, emergency
access gates within the project.
b. All Atascadero Police Department service costs to the project.
ITEM NUMBER: 2
DATE: 8-5-03
c. All Atascadero Fire Department service costs to the project.
The cost of maintenance for landscaping, medians, open space and recreational facilities
will be calculated in a separate engineers report and are not included in the DTA study.
Staff is recommending that the following conditions of approval be applied to the project
as fiscal mitigations:
Project Landscape Maintenance Requirement (Condition 29)
The following landscape maintenance items are the 100% responsibility of the project to maintain in
perpetuity. An engineer's report quantifying the maintenance costs shall be prepared to determine
actual maintenance costs. The facilities may be maintained through a homeowners association,
assessment district, benefit assessment district, landscaping and lighting district, or other mechanism to
fund and perform short and long term maintenance. The funding mechanism must be in place prior to
or concurrently with acceptance of the any final maps. The funding mechanism shall be approved by
the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final
map.
a. All parks, trails, recreational facilities and like facilities.
b. All open space and native tree preservation areas.
c. All drainage facilities and detention basins.
d. All common landscaping areas, street trees, medians, parkway planters, manufacture slopes
outside private yards, and other similar facilities.
10. General Plan Consistency
The Specific Plan is generally consistent with the land uses set forth in the General Plan with
278 residential units comprised of 28 small lot single-family, 94 standard lot single-family,
21 estate lot single-family, and 135 multi family residential units. The 21 estate lots will
have the option of constructing a small second residential unit not to exceed 800 square feet.
Either the main residence or the second unit must be owner -occupied (Condition 14). Of the
135 multi family units, it is anticipated that there will be a mix of rental apartments and for -
sale town homes, which will add to the diversity of housing opportunities within the project
site. The multi family residential units include 9 bonus units requested under the City's
General Plan Policy 2.1.2 for exceptionally high design quality.
The proposed project is consistent with the following General Plan Land Use and Housing
Element Policies:
Land Use Policy 1.1: `Preserve the rural atmosphere of the community and assure "elbow
room " in areas designed for lower density development by guiding new development into the
Urban Core to conform to the historic Colony land use patterns of the City and to respect the
natural environment, hillside area and existing neighborhoods ".
ITEM NUMBER: 2
DATE: 8-5-03
■ Program 9: Require the approval of a Specific Plan for single-family residential project
of 100 units or greater.
■ Program 10: Require the comprehensive master planning of large development projects
to minimize environmental impacts and maximize community compatibility. Projects
identified in Table II -5 and Figure II -4 shall be required to have an approved Master
Plan of Development prior to any site development. The Master Plan of Development
may be approved in the form of Conditional Use Permit, Planned Development or
Specific Plan.
Land Use Policy 2.1.2: "Development standards and procedures to allow the Planning
Commission to grant up to a 15% density bonus for attached multi family project of
exceptionally high design quality through the Conditional Use Permit process ".
Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that
respect terrain and native trees. "
Land Use Policy 6.1: "Ensure that development does not degrade scenic and sensitive areas,
including historic sites, creeks, riparian corridors, wetlands, woodlands, hillsides, and other
valuable habitats. "
Land Use Policy 8.1: "Ensure that development along Atascadero Creek, Graves Creek, the
Salinas River, blue line creeks, natural springs, lakes or other riparian areas does not
interrupt natural flows or adversely impact riparian ecosystems and water quality. "
Land Use Policy 15.3.8 states, `All residential projects of 100 or more dwellings shall be
required to prepare a Fiscal Impact Report prior to any discretionary approvals. The Fiscal
Impact Report shall analyze all revenues, service costs and facilities costs associated with a
project. The City shall require the establishment of Facilities Districts and/or Maintenance
Districts to cover revenue shortfalls on a project".
In staff's opinion the project is consistent with the goals and policies of the Land Use
Element and the Housing Element, with sensitive site design, inclusion of affordable housing
units, and the proposed designation and improvement of 54.4 acres of dedicated open space.
As conditioned, the project incorporates site plan, high quality design, open space and
landscape elements, tree preservation, and facilities maintenance mechanism to cover City
service costs associated with the project.
11. Findings
As specified in the City's General Plan and Zoning Ordinance, the following specific
findings for the proposed Zone Text, Zone Change, Specific Plan adoption, and the native
tree removal shall be made in order to approve the proposed project:
ITEM NUMBER: 2
DATE: 8-5-03
A. SP -1 Zone Text Findings
1. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the SP -1 Ordinance; and,
2. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
3. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
4. Modification of development standards or processing requirements is warranted to
promote orderly and harmonious development.
S. Modification of development standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a beneficial
effect on the area.
6. Benefits derived from the Specific Plan #1 zone cannot be reasonably achieved
through existing development standards or processing requirements
7. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the General Plan Land Use Element.
B. SP -1 Rezone Findings
The proposed project or use is consistent with the General Plan; and,
1. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the SP -1 Ordinance; and,
2. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use; and,
3. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
4. Modification of development standards or processing requirements is warranted
to promote orderly and harmonious development.
S. Modification of development standards or processing requirements will enhance
ITEM NUMBER: 2
DATE: 8-5-03
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area.
6. Benefits derived from the Specific Plan #1 zone cannot be reasonably achieved
through existing development standards or processing requirements
7. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the General Plan Land Use Element.
8. The proposed project offers certain redeeming features to compensate for the
requested modifications.
9. The proposed 135 multi family units will be of exceptional design quality.
C. Woodlands Specific Plan Findings
1. The proposed project or use is consistent with the General Plan; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the SP -1 Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The Specific Plan development standards or processing requirements is
warranted to promote orderly and harmonious development; and
6. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the Land Use Element; and
7. The Specific Plan standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and
8. Benefits derived from the Specific Plan #1 zone cannot be reasonably achieved
through existing development standards or processing requirements; and
9. The proposed project offers certain redeeming features to compensate for the
ITEM NUMBER: 2
DATE: 8-5-03
requested zone change; and
10. The proposed 135 multi family units within the Specific Plan area will be of
exceptional design quality.
D. Tree Removals
1. The tree is dead, diseased or injured beyond reclamation, as certified by a tree
condition report from an Arborist;
2. The tree is obstructing proposed improvements that cannot be reasonably designed to
avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following
factors:
■ Early consultation with the City;
■ Consideration of practical design alternatives;
■ Provision of cost comparisons (from applicant) for practical design alternatives;
■ If saving tree eliminates all reasonable uses of the property; or
■ If saving the tree requires the removal of more desirable trees.
In staff's opinion, developing the property with a clustered subdivision with dedicated open
space and native tree preservation under a Specific Plan zoning designation is consistent with
the General Plan and compatible with the surrounding land uses. In addition, the project is
consistent with the goals and policies of the Land Use Element, Housing Element and
adopted EIR and mitigation -monitoring program. The project incorporates appearance
review of architectural design, materials, street trees, and landscaping to retain the rural
residential atmosphere. The project incorporates architectural themes into the site and
building design, as conditioned. Native trees have been preserved where feasible and
required conditions and mitigation measures have been appropriately incorporated into the
project. As analyzed within the project Initial Study and Draft Mitigated Negative
Declaration and tiered under the General Plan Environmental Impact Report, the proposed
Specific Plan would have no significant environmental impacts and will not be detrimental to
the general public or working persons health, safety, or welfare. Based on staff's analysis in
the preceding sections, it appears that all of the required findings for project approval can be
made.
12. Proposed Environmental Determination
Staff has prepared an Environmental Impact Assessment in the form of a Draft Mitigated
Negative Declaration, tiered from the City of Atascadero General Plan Environmental Impact
Report. The document was circulated to the State Clearinghouse, public agencies and
interested members of the public on July 7, 2003. The technical documentation provided by
the applicant and analyzed by staff has been incorporated into the environmental
ITEM NUMBER: 2
DATE: 8-5-03
documentation. The environmental analysis identifies concerns regarding potential impacts
to aesthetics, air quality, biological resource including native tree protection, cultural
resources, geology & soils, hydrology & water quality, land use and planning, noise, public
services, recreation, transportation/traffic. and utility systems. Mitigation measures
pertaining these resources are included. It is the opinion of staff that combination of design
features incorporated into the proposed project, mitigation measures, and conditions of
approval will reduce any potential environmental impacts to a level of insignificance.
Staff is recommending the Commission recommend that the City Council certify Proposed
Mitigated Negative Declaration 2003-0026.
Conclusion
The proposed project is consistent with the General Plan and Atascadero Municipal Code, as
analyzed within this staff report. The applicant has proposed design modifications and
agrees with all mitigation measures. It is staff's opinion that the proposed project, as
conditioned allows the Planning Commission to make all of the required findings for project
approval recommendation to the City Council.
ALTERNATIVES
The Commission may recommend modifications to the project and/or conditions of
approval for the project to the City Council.
2. The Commission may determine that more information is needed on some aspect of
the project and may refer the item back to the applicant and staff to &velop the
additional information. The Commission should clearly state the type of information
that is required and move to continue the item to a future date.
3. The Commission may recommend the City Council deny the project. The parcel
would retain its designation of Residential Suburban. The Commission should
specify the reasons for denial of the project and make an associated finding with such
action.
PREPARED BY: Steve McHarris, Planning Services Manager
ATTACHMENTS:
Attachment 1: Location Map, Zoning and General Plan
ITEM NUMBER: 2
DATE: 8-5-03
Attachment 2: Draft Resolution PC 2003-0066 of Approval Proposed Mitigated
Negative Declaration
Attachment 3: Draft Resolution PC 2003-0067 Draft Resolution of Approval of
Proposed SP -1 - Zone Text Change
Attachment 4: Draft Resolution PC 2003-0068 of Approval Proposed Zoning Map
Change to SP -1 (Specific Plan #1)
Attachment 5: Draft Resolution PC 2003-0069 of Adopt Specific Plan #1 by Resolution
Attachment 6: Draft Resolution PC 2003-0070 of Approval Proposed Vesting Tentative
Tract Map
ITEM NUMBER
DATE: 8-5-03
Attachment 1: Location Map, General Plan
Project
OS
Site PUB GC PUB
PUB
REC
L
OS UNINCORPORATED
HD �
Halcon
HDR SFR -Y
Road
oSs
Viejo REC �
OS
Alondra
Camino
SFR -X SE Road
U
EI Camino
Real
SE
MU
GC
NIN RP
GC
U.S.
Hwy
101
Santa Barbara Road
Legend
City Limit Line
General Plan Land Use Designations
B Zoning Boundary
SE - Suburban Estates
SFR -Y -Single Family Residential (1.0 ac lot min.)
Woodlands Speck Plan Boundary
SFR -X - Single Family Residential (0.5 acre lot min.)
MDR - Medium Denisty Residential (10 units/ac)
HDR - High Density Residential (16 units/ac)
GC - General Commercial
MU - Mixed Use
REC - Public Recreation
OS - Open Space
/ V
PUB - Public Facilities "
General Plan
Land Use Designations
ITEM NUMBER: 2
DATE: A_5_n3
Attachment 1: Location Map, Specific Plan Zone Districts
Project
Site Sc- Specific
P Plan Zone
R -16 OS Districts
D) �
(FH
C MFR
(F) SFR -3
OS SFR -1
c F 8`
m s OS
RS RS
\ m OS SFR -2
H
a
CPK -PD
FH)
CN
? CN
o g
Legend
City Limit Line City of Atascadero Zoning Categories Woodlands Specific Plan Zoning Districts
Zoning Boundary P - Public SFR -1 - Single Family Residential
OS - Open Space (Small lot)
Woodlands Specific CN - Commercial Neighborhood SFR -2 - Single Family Residential
Plan Boundary CP -K - Commercial Park (Standard Lot)
SFR -3 - Single Family Residential
RS - Residential Suburban (Estate Lot)
FH - Flood Hazard Overlay MFR - Multi -Family Residential
PD7 - Planned Development Overlay OS - Open Space
RMF - Residential Multi -Family SC -1 - Service Commercial
Planning Commission Resolution 2003-0066
August 5, 2003
Pagel of 3
ATTACHMENT 2: Draft Resolution PC 2003-0066
SPA Woodlands Specific Plan (ZCH2O03-0041, ZCH 2003-0062, TTM 2003-0027)
Approval of Draft Mitigated Negative Declaration
DRAFT RESOLUTION PC 2003-0066
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION
2003-0026 PREPARED FOR ZONE CHANGE 2003-0041, ZCH 2002-0062, AND
VESTING TENTATIVE TRACT MAP 2003-0027
APN 045-311-001, 045401-015, 045-401-016, 045-411-001, 045412-001
(Woodlands Specific Plan, Halcon Road / R.W. Hertel & Sons, Inc)
WHEREAS, an application has been received from R.W. Hertel & Sons, Inc. (5200
Telegraph Road, Ventura, CA, 93003) Applicant and Gordon Davis Land Co. (7405 Bella
Vista, Atascadero, CA 93422) Property Owner to consider a project consisting of a zone
change from RS (Residential Suburban) to SP -1 (Specific Plan #1) on a 220 -acre site located
at Halcon Road, Atascadero, CA 93422 (APN 045-311-001, 045-401-015, 045-401-016,
045-411-001, 045-412-001); and
WHEREAS, the project was analyzed in the General Plan Final Environmental
Impact Report, and the Proposed Project Mitigated Negative Declaration 2003-0026 tiers for
the Final Environmental Impact Report; and
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2003-
0026 were prepared for the project and made available for public review in accordance with
the requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission of the City of Atascadero held a public
hearing on Tuesday, August 5, 2003 following the close of the review period to consider the
Initial Study and Proposed Mitigated Negative Declaration; and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero, hereby
resolves to recommend that the City Council certify Proposed Mitigated Negative
Declaration 2003-0026 based on the following Findings as shown on Exhibit A:
The Proposed Mitigated Negative Declaration has been completed in
compliance with CEQA; and,
2. The Proposed Mitigated Negative Declaration was presented to the Planning
Commission, and the information contained therein was considered by the
Planning Commission, prior to recommending action on the project for which
it was prepared; and,
Planning Commission Resolution 2003-0066
August 5, 2003
Page 2 of 3
3. The Proposed Mitigated Negative Declaration incorporates mitigation
measure and overriding considerations of the General Plan Environmental
Impact Report; and
4. The project does not have the potential to degrade the environment when
mitigation measures are incorporated into the project.
5. The project will not achieve short-term to the disadvantage of long-term
environmental goals.
6. The project does not have impacts, which are individually limited, but
cumulatively considerable.
7. The project will not cause substantial adverse effects on human beings either
directly or indirectly.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
On motion by Commissioner , and seconded by Commissioner the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0066
August 5, 2003
Page 3 of 3
Exhibit A Proposed Mitigated Negative Declaration 2003-0026
Planning Commission Resolution 2003-0068
August 5, 2003
Pagel of 4
ATTACHMENT 3: Draft Resolution PC 2003-0067
ZCH 2003-0062
Approval of Proposed SPA Zoning District Code Text
DRAFT RESOLUTION PC 2003-0067
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO RECOMMENDING THAT THE CITY COUNCIL INTRODICE
FOR FIRST READING TO ESTABLISH A SPECIFC PLAN #1 ZONING DISTRICT
CODE TEXT(ZCH 2003-0062) FOR USE ON THE PROJECT SITE IDENTIFIED AS
PARCELS
APN 045-311-001, 045401-015, 045-401-016, 045-411-001, 045412-001
(Woodlands Specific Plan, Halcon Road / R.W. Hertel & Sons, Inc)
WHEREAS, an application has been received from R.W. Hertel & Sons, Inc. (5200
Telegraph Road, Ventura, CA, 93003) Applicant and Gordon Davis Land Co. (7405 Bella
Vista, Atascadero, CA 93422) Property Owner to consider a project consisting of a zone
change from RS (Residential Suburban) to SP -1 (Specific Plan #1) on a 220 -acre site located
at Halcon Road, Atascadero, CA 93422 (APN 045-311-001, 045-401-015, 045-401-016,
045-411-001, 045-412-001); and
WHEREAS, the site's General Plan Designation is (SFR X) Single -Family
Residentia�X, (SFR Y) Single -Family Residentia�Y, (HDR) High Density Residential,
(GC) General Commercial, (OS) Open Space; and,
WHEREAS, the site's current zoning district is RS (Residential Suburban); and,
WHEREAS, the General Plan has designated the project site as an area requiring a
comprehensive master plan in order to minimize environmental impacts and maximize
community compatibility (General Plan Table II -5) and to promote orderly and harmonious
development and to enhance the opportunity to best utilize special site characteristics; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003-0026
were prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission has determined that it is in the best interest of
the City to enact this amendment to the Code Text to protect the health, safety and welfare of
its citizens by applying orderly development and expanding housing opportunities within the
City; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of
the California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at which
Planning Commission Resolution 2003-0068
August 5, 2003
Page 2 of 4
hearing evidence, oral and documentary, was admitted on behalf of said zoning amendments;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing
held on August 5, 2003, studied and considered Zone Change 2003-0062, after first studying
and considering the Draft Mitigated Negative Declaration prepared for the project, and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Approval of a Zone Chane Creatin! a Specific Plan
#1 Zoning District Code Text. The Planning Commission finds as follows:
1. The proposed project or use is consistent with the General Plan; and,
2. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use; and,
3. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
4. The proposed zone change will not create any new significant and unavoidable
impacts to traffic, infrastructure, or public service impacts; and
5. The proposed zone change is consistent with the project -specific Mitigated
Negative Declaration; and
SECTION 2. Recommendation of Approval. The Planning Commission of the
City of Atascadero'in a regular session assembled on August 5, 2003 resolved to recommend
that the City Council introduce for first reading an ordinance that would amend the City
Zoning ordinance with the following:
Planning Commission Resolution 2003-0068
August 5, 2003
Page 3 of 4
9-3.690 Establishment of Specific Plan Zone No. 1: (SP -1).
A Specific Plan Zone No. 1 is established in on parcels APN 045-311-001, 045-401-015, 045-
401-016, 045-411-001, 045-412-001 with a combined gross acreage of 120 acres. The
maximum density within the planned development shall not exceed 269 residential units
(except for 9 bonus units allowed by the General Plan), 3.5 acres of service commercial use,
and 54.5 acres of open space on the 220 -acre project site the 21 estate lots may contain
second units limited to 800 SF. The development standards contained within the Woodlands
Specific Plan Policy Document and Appendixes (SP 2003-001), as conditioned shall be
applied to all future development within the Specific Plan area, and as follows:
(a) The Vesting Tentative Tract Map TTM 2003-0027 and any subsequent amendments for
the site shall be consistent with SP 2003-0001. All construction and development shall
conform to the approved Specific Plan, as conditioned.
(b) No subsequent tentative parcel or tract map shall be approved unless found to be
consistent with the approved Woodlands Specific Plan.
(c) The commercial area, residential dwelling units, landscaping, walls and fencing shall be
subject to review under the City's Appearance Review requirements consistent with the
approved Woodlands Specific Plan.
(d) Building setbacks lot sizes, landscape area, and lot coverage shall be as identified within
the approved Woodlands Specific Plan.
(e) Alterations or additions to established dwelling units shall be subject to the density
standards of the Specific Plan zone and shall be reviewed pursuant to the Woodlands
Specific Plan development standards.
(f) The Specific Plan shall be adopted and amended by City Council Resolution
Planning Commission Resolution 2003-0068
August 5, 2003
Page 4 of 4
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0068
August 5, 2003
Page 5 of 4
ATTACHMENT 4: Draft Resolution PC 2003-0068
Specific Plan #1 (ZCH 2003-0041)
Approval of Proposed Zoning Map Change
DRAFT RESOLUTION PC 2003-0068
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE ZONE CHANGE 2003-0041, AMENDING THE
OFFICIAL ZONING MAP DESIGNATION OF
APN 045-311-001, 045401-015, 045-401-016, 045-411-001, 045412-001
FROM RS to SP -1
(Woodlands Specific Plan, Halcon Road / R.W. Hertel & Sons, Inc)
WHEREAS, an application has been received from R.W. Hertel & Sons, Inc. (5200
Telegraph Road, Ventura, CA, 93003) Applicant and Gordon Davis Land Co. (7405 Bella
Vista, Atascadero, CA 93422) Property Owner to consider a project consisting of a zone
change from RS (Residential Suburban) to SP -1 (Specific Plan #1) on a 220 -acre site located
at Halcon Road, Atascadero, CA 93422 (APN 045-311-001, 045-401-015, 045-401-016,
045-411-001, 045-412-001); and
WHEREAS, the site's General Plan Designation is (SFR -X) Single -Family
Residential -X, (SFR Y) Single -Family ResidentiapY, (HDR) High Density Residential,
(GC) General Commercial, (OS) Open Space; and,
WHEREAS, the site's current zoning district is RS (Residential Suburban); and,
WHEREAS, the Planning Commission has determined that it is in the best interest of
the City to enact this amendment to the Official Zoning Map to protect the health, safety and
welfare of its citizens by applying orderly development of the City; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of
the California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Zoning amendments;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on Tuesday, August 5, 2003, studied and considered Zone Change 2003-
0041, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project, and,
Planning Commission Resolution 2003-0068
August 5, 2003
Page 6 of 4
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Approval of a Zone Change to the Official Zoning
Map of Atascadero Creating a SP -1 Specific Plan District. The Planning Commission
finds as follows:
1. The proposed project or use is consistent with the General Plan; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the SP -1 Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the immediate
neighborhood or contrary to its orderly development.
SECTION 2. Recommendation of Approval. The Planning Commission of the
City of Atascadero, in a regular session assembled on August 5, 2003, resolved to
recommend that the City Council introduce for first reading an ordinance (ZCH 2003-0041)
that would rezone the subject site consistent with the following:
1. Exhibit A: Zone Change Map
Planning Commission Resolution 2003-0068
August 5, 2003
Page 7 of 4
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0068
August 5, 2003
Page 8 of 4
Exhibit A: Zone Change Map 2003-0041
Official Zoning Map Change
APN: 045-311-001, 045-401-015,
045-401-016, 045-411-001, 045-
412-001.
Existing Zone: RS a
Amended Zone: SPA oa
C
(F) SP -1
0
cF 8`
16
\ RS RS
� o
H
0
CPK -PD
FH)
CN
? CN
c5
o g
Legend
City Limit Line City of Atascadero Zoning Categories
Zoning Boundary P - Public SP -1 — Woodlands Specific Plan
OS - Open Space
Woodlands Specific CN - Commercial Neighborhood
Plan Boundary CP -K - Commercial Park
RS - Residential Suburban
FH - Flood Hazard Overlay
PD7 - Planned Development Overlay
RMF - Residential Multi -Family
Planning Commission Resolution 2003-0069
August 5, 2003
ATTACHMENT 5: Draft Resolution PC 2003-0069
Woodlands Specific Plan SP2003-0001
Approval of Proposed Specific Plan
DRAFT RESOLUTION PC 2003-0069
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE THE
WOODLANDS SPECIFIC PLAN SP 2003-0001
FOR THE SP -1 ZONING DISTRICT
OF APN 045-311-001, 045-401-015, 045401-016, 045-411-001, 045-412-001
(Woodlands Specific Plan, Halcon Road / R.W. Hertel & Sons, Inc)
WHEREAS, an application has been received from R.W. Hertel & Sons, Inc. (5200
Telegraph Road, Ventura, CA, 93003) Applicant and Gordon Davis Land Co. (7405 Bella
Vista, Atascadero, CA 93422) Property Owner to consider a project consisting of a zone
change from RS (Residential Suburban) to SP -1 (Specific Plan #1) on a 220 -acre site located
at Halcon Road, Atascadero, CA 93422 (APN 045-311-001, 045-401-015, 045-401-016,
045-411-001, 045-412-001); and
WHEREAS, the site's General Plan Designation is (SFR X) Single -Family
Residentia�X, (SFR Y) Single -Family ResidentiapY, (HDR) High Density Residential,
(GC) General Commercial, (OS) Open Space; and,
WHEREAS, the site's current zoning district is RS (Residential Suburban); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a SP -1 zoning district which requires the adoption of the Woodlands Specific Plan
document and appendix; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of
the California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Woodlands Specific
Plan; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on Tuesday, August 5, 2003, studied and considered the Specific Plan
documentation, after first studying and considering the Proposed Mitigated Negative
Declaration prepared for the project, and
Planning Commission Resolution 2003-0069
August 5, 2003
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Approval of Woodlands Specific Plan The Planning
Commission finds as follows:
1. The proposed project or use is consistent with the General Plan; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the SP -1 Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The Specific Plan development standards or processing requirements is warranted
to promote orderly and harmonious development; and
6. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the Land Use Element; and
7. The Specific Plan standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and
8. Benefits derived from the Specific Plan #1 zone cannot be reasonably achieved
through existing development standards or processing requirements; and
9. The proposed project offers certain redeeming features to compensate for the
requested zone change; and
10. The proposed 135 multifamily units within the Specific Plan area will be of
exceptional design quality.
SECTION 2. Findings for Approval of Tree Removal.
1. The trees are dead, diseased or injured beyond reclamation, as certified by a tree
condition report from an Arborist;
2. The trees are obstructing proposed improvements that cannot be reasonably
designed to avoid the need for tree removal, as certified by a report from the Site
Planner and determined by the Community Development Department based on
the following factors:
■ Early consultation with the City;
Planning Commission Resolution 2003-0069
August 5, 2003
Consideration of practical design alternatives;
Provision of cost comparisons (from applicant) for practical design
alternatives;
If saving tree eliminates all reasonable uses of the property; or
If saving the tree requires the removal of more desirable trees.
SECTION 3. Recommendation of Approval. The Planning Commission of the
City of Atascadero, in a regular session assembled on August 5, 2003, resolved to
recommend that the City Council approval of the Woodlands Specific Plan SP -1 and tree
removals subject to the following:
EXHIBIT A: Conditions of Approval / Mitigation Monitoring
EXHIBIT B: Woodlands Specific Plan, June 30, 2003
EXHIBIT C: Statistical Summary
EXHIBIT D: Conceptual Amenities Site Plan
EXHIBIT E: Conceptual Architectural Elevations
EXHIBIT F: Affordable Housing Plan
Planning Commission Resolution 2003-0069
August 5, 2003
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
SPA The Woodlands Specific Plan (ZCH 2003-0062, ZCH 2003-0041)
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
The Woodlands Specific Plan
GP: Grading Permit
FD: Fire Department
SP -1 Specific Plan
BP: Building Permit
FI: Final Inspecfion
PD: Police Department
CE: City Engineer
ZCH 2003-0062/ZCH 2003-0041 / SP 2003-0001
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
Planning Services
1. The approval of this zone change shall become final and
On-going
PS
effective following City Council approval.
2. Precise design standards and guidelines for the
On-going
PS
development of land are contained within the Woodlands
Specific Plan and supersede the City's existing zoning code,
public works standards, and other regulations. Where this
plan is silent, city codes effective upon the date of adoption
of the Specific Plan shall apply.
3. Approval of this Specific Plan shall be valid concurrently with
On-going
PS
the life of Tentative Tract Map 2003-0027 and then
indefinitely following final map. The Specific Plan approval
shall expire and become null and void unless a final map is
recorded consistent with the Specific Plan, dated 6/30/03
and Appendix (Exhibits A F), as conditioned.
4. Any subsequent condition of approval amending the Specific
Plan or Appendix shall be incorporated into the final Specific
Plan document.
5. The Woodlands Specific Plan #1 and Appendix documents
On-going
PS
(Exhibits A — F) shall be adopted by resolution. Changes to
the Specific Plan shall be approved by the City Council
without requiring second readings and codification of the
Specific Plan Document.
6. The Community Development Department shall have the
On-going
PS, CE
authority to approve the following minor changes to the
project the (1) modify the site plan project by less than 10%,
(2) result in a superior site design or appearance, and/or (3)
address a construction design issue that is not substantive
to the Specific Plan. The Planning Commission shall have
the final authority to approve any other changes to the
Specific Plan and any associated Tentative Maps.
7. All subsequent Tentative Tract Map and construction
GP, BP
PS, CE
permits shall be consistent with the Specific Plan contained
herein.
8. The proposal to construct a non -potable water line that
PS, CE
would replace the potable water currently being used for
irrigation at Paloma Creek Park and for irrigation on the
project site shall be deleted from the Specific Plan and
Planning Commission Resolution 2003-0069
August 5, 2003
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
The Woodlands Specific Plan
GP: Grading Permit
FD: Fire Department
SP -1 Specific Plan
BP: Building Permit
Fl: Final Inspection
PD: Police Department
CE: City Engineer
ZCH 2003-0062/ZCH 2003-0041 / SP 2003-0001
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
maps.
9. The SFR -1 and SFR -2 street -facing residential elevations
BP
PS
shall be designed and constructed with the following
architectural elements and materials appropriate to the
selected architectural design:
■ Usable front yard porches, porticos, or courtyards
(minimum 6 -foot depth);
■ High quality architectural grade wood style or similar
sectional garage doors;
■ Window shutters and/or decorative window trim;
■ Variety of siding (i.e. masonry, hand -toweled stucco,
wood);
■ Masonry building base, chimney, column materials (i.e.
stone, brick, pre -cast concrete trim or banding). This
treatment shall return along side elevations to a logical
terminus point such as a side yard fence, chimney or
doorway;
■ Variety of roofing materials (i.e. flat, curved, S -style,
barrel tile, shingles);
■ Decorative vents;
■ Decorative iron treatment (Mediterranean only);
■ Ornamental lighting;
■ Minimum of two body colors per house with a third
accent color; and
■ Any painted garage door colors shall match the body
color.
10. The SFR -1 and SFR -2 architectural styles of the plan shall
BP
PS
include Craftsman, Traditional, Monterey Ranch,
California and Bungalow. There shall be minimum nine
different elevations for the SFR -1 and SFR -2 residential
areas.
11. The applicant shall work with staff on selection of building
BP
PS
colors and roofing materials that provide a variety of earth -
tone color and texture with accent colors that blend with
the natural oak woodlands surroundings and provide a
high quality residential neighborhood appearance,
consistent with the intent of the Specific Plan development
standards for the SFR -1, SFR -2, and Multi -family
residences, selections subject to staff approval.
12. The developer shall install SFR -1 and SFR -2 front yard
BP
PS
landscaping and landscaping of all slopes exceeding five
(5) feet in height, prior to occupancy of the units.
13.
BP
PS
14. SFR -3 second units are to be as follows:
BP
PS
■ One second unit per lot, subject to development
standards contained within the Woodlands Specific
Plan;
■ Lots with a second units shall contain a deed
Planning Commission Resolution 2003-0069
August 5, 2003
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
The Woodlands Specific Plan
GP: Grading Permit
FD: Fire Department
SP -1 Specific Plan
BP: Building Permit
Fl: Final Inspection
PD: Police Department
CE: City Engineer
ZCH 2003-0062/ZCH 2003-0041 / SP 2003-0001
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
restriction requiring at least one of the units be owner
occupied;
■ Second units and homes shall be sited within building
envelopes identified on the project tract map.
15. SFR -3 lots 138 through 142 shall contain a 22 -foot height
BP
PS
restriction to minimize view intrusions within the ridgeline.
16. SFR -3 area shall include common area landscaping,
gate/entry landscaping features, and fencing to be
installed by the developer. Up to two 15 gallon, double
staked street trees shall be installed by each lot owner at
the time of individual lot development, with type and
locations subject to staff approval.
17. Future development of the SC -1 site shall include:
BP
PS
• Planning Commission approval of a Conditional Use
Permit and Master Plan of Development prior to building
permits;
• Compatible landscaping along Halcon Road and the
railroad compatible with the existing pastoral oak
woodlands surroundings;
• Solid high-quality screening be applied to any storage
yard; and
• Architectural theme be compatible with the rural
appearance of the surrounding properties and rail line.
18. Future development of the MFR site shall include:
• Planning Commission approval of a Conditional Use
Permit and Master Plan of Development prior to
building permits;
• Architectural style consistent with Conceptual
Architectural Elevations, Exhibit E; and
• Architectural elements consistent with those identified
in Condition #9;
• Tot lot to include different variations of commercial -
grade swing set, slide, climbing apparatus or similar
equipment;
• Site Amenities Plan (Exhibit D); and
• Density bonus approval.
19. All site development shall be consistent with the maximum
BP
PS, BS
intensities described in the statistical project summary as
shown on Exhibit C.
20. All site work, grading and site improvements shall be
BP
PS, BS, CE
consistent with the Specific Plan and as shown in the site
amenities plan (Exhibit D) and tentative tract map.
21. A final landscape, irrigation plan, and native tree
BP
PS, BS
replacement plan shall be approved as part of the
subdivision tract site improvement plan consistent with the
site amenities plan (Exhibit D).
22. Typical landscape and irrigation plans for all single-family
development shall be approved prior to building permits,
including the following:
Planning Commission Resolution 2003-0069
August 5, 2003
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
in Specific Plan Appendix F, summarized as follows.
PS: Planning Services
Affordable unit phasing schedule shall be approved by the
BL: Business License
BS: Building Services
The Woodlands Specific Plan
GP: Grading Permit
FD: Fire Department
SP -1 Specific Plan
BP: Building Permit
Fl: Final Inspection
PD: Police Department
CE: City Engineer
MFR For-
ZCH 2003-0062/ZCH 2003-0041 / SP 2003-0001
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
■ All exterior meters, air conditioning units and mechanical
Sale
equipment shall be screened with landscape material.
Very Low
2
Trash/recycle container areas shall be screened with
0
Low
fencing or landscape.
0
0
■ All front yard areas (except SFR -3 area) within the
8
9
4
project site shall be landscaped by the developer;
■ All on-site street frontages (except SFR -3 street), and
common open space areas shall be landscaped by the
developer;
■ Street, yard and hillside trees shall be minimum 15 -
gallon size and double staked. Natural revegetated
slope areas may be an equivalent combination of 5 and
15 -gallon trees.
23. Project fencing shall be installed consistent with the Specific
GP
PS
Plan. Any new or replacement perimeter or site entry
BP
fencing shall be of rural post and wire or wood post and
wood rail (unfinished or stained), subject to s taff approval.
24. Retaining wall design & material shall match or compliment
GP
PS
the texture and color of the existing or proposed landscape.
BP
25. The project entrance shall be designed to accommodate a
GP
CE
future intersection with Paloma Creek Park, and
BP
pedestrian/bicycle connection and creek crossing between
the project site and Paloma Creek Park.
26.Affordable residential units shall be reserved as deed
BP
PS, CE
restricted affordable units for a 30 -year period as identified
in Specific Plan Appendix F, summarized as follows.
Affordable unit phasing schedule shall be approved by the
City Council.
MFR Rental
MFR For-
SFR For -
Sale
Sale
Very Low
2
0
0
Low
5
0
0
Moderate
8
9
4
27. Workforce Housing
Prior to recordation of final map, the applicant shall enter into a
legal agreement with the City to reserve 1/2 of the units for sale
to residents or workers within the City of Atascadero, including
the affordable units. The agreement shall include the following
Planning Commission Resolution 2003-0069
August 5, 2003
provisions:
■ The units shall be offered for sale to residents or workers
within the City of Atascadero for a minimum of 60 -days.
During this time period offers may only be accepted from
Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City
that at least one of the qualified buyers is a resident or
worker within the City Limits of Atascadero;
■ The Atascadero resident or worker restriction shall apply
to the initial sale only;
■ The applicant shall identify which units will be reserved;
and
The City Attorney shall approve the final form of the agreement.
28. Project Road Maintenance and Emergency Services
PS, CE
Funding: (Referenced from Mitigation Measure 14)
The emergency services and road maintenance costs of
the project shall be 100% funded by the project in
perpetuity. The service and maintenance cost may be
funded through a benefit assessment district or other
mechanism established by the developer subject to City
approval. The funding mechanism must be in place prior
to or concurrently with acceptance of the any final maps.
The funding mechanism shall be approved by the City
Attorney, City Engineer and Administrative Services
Director prior to acceptance of any final map.
a) All streets, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates
within the project.
b) All Atascadero Police Department service costs to the
project.
c) All Atascadero Fire Department service costs to the
project.
29. Project Landscape Maintenance Requirement:
(Referenced from Mitigation Measure 14)
The following landscape maintenance items are the 100%
responsibility of the project to maintain in perpetuity. An
engineer's report quantifying the maintenance costs shall
be prepared to determine actual maintenance costs. The
facilities may be maintained through a homeowners
association, assessment district, benefit assessment
district, landscaping and lighting district, or other
mechanism to fund and perform short and long term
maintenance. The funding mechanism must be in place
prior to or concurrently with acceptance of the any final
maps. The funding mechanism shall be approved by the
City Attorney, City Engineer and Administrative Services
Director prior to acceptance of any final map.
Planning Commission Resolution 2003-0069
August 5, 2003
a) All parks, trails, recreational facilities and like facilities.
b) All open space and native tree preservation areas.
c) All drainage facilities and detention basins.
d) All common landscaping areas, street trees, medians,
parkway planters, manufacture slopes outside private
yards, and other similar facilities.
Fire Marshal
30. Plans and tract map shall identify existing and
BP
BS
proposed fire hydrants.
31. Applicant shall provide a letter from the Atascadero
BP
BS
Mutual Water Company stating the minimum
expected water available to the site. Amount
available must meet min. requirement specified in the
California Fire Code.
32. Note approved address signage is to be provided.
BP
BS
33. Note on plans that fire lanes shall be delineated in
BP
BS
certain areas to restrict parking as required by the
Fire Authority.
City Engineer
Standard Conditions
34. In the event that the applicant is allowed to bond for
GP, BP
CE
the public improvements required as a condition of
this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
35. An engineer's estimate of probable cost shall be
GP, BP
CE
submitted for review and approval by the City
Engineer to determine the amount of the bond.
36. The Subdivision Improvement Agreement shall record
GP, BP
CE
concurrently with the Final Map.
37. The applicant shall enter into a Plan Check/Inspection
GP, BP
CE
agreement with the City.
38. A six (6) foot Public Utility Easement (PUE) shall be
GP, BP
CE
provided contiguous to the property frontage.
39. The applicant shall acquire title interest in any off-site
GP, BP
CE
land that may be required to allow for the construction
of the improvements. The applicant shall bear all
costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all
adjacent property owners whose ingress and egress
is affected by these improvements.
40. Slope easements shall be obtained by the applicant
GP, BP
CE
as needed to accommodate cut or fill slopes.
41. Drainage easements shall be obtained by the
GP, BP
CE
applicant as needed to accommodate both public and
private drainage facilities.
42. A preliminary subdivision guarantee shall be
GP, BP
CE
submitted for review in conjunction with the
Planning Commission Resolution 2003-0069
August 5, 2003
processing of the parcel map.
43. The final map shall be signed by the City Engineer
GP, BP
CE
prior to the map being placed on the agenda for City
Council acceptance.
44. Prior to recording the parcel map, the applicant shall
GP, BP
CE
pay all outstanding plan check/inspection fees.
45. Prior to recording the map, the applicant shall
GP, BP
CE
complete all improvements required by these
conditions of approval.
46. Prior to recording the parcel map, the applicant shall
GP, BP
CE
set monuments at all new property corners. A
registered civil engineer or licensed land surveyor
shall indicate by certificate on the parcel map, that
corners have been set or shall be set by a date
specific and that they will be sufficient to enable the
survey to be retraced.
47. Prior to recording the parcel map, the applicant shall
GP, BP
CE
submit a map drawn in substantial conformance with
the approved tentative map and in compliance with all
conditions set forth herein. The map shall be
submitted for review and approval by the City in
accordance with the Subdivision Map Act and the
City's Subdivision Ordinance.
48. All existing and proposed utility, pipeline, open space,
GP, BP
CE
or other easements are to be shown on the
final/parcel map. If there are building or other
restrictions related to the easements, they shall be
noted on the final/parcel map. The applicant shall
show all access restrictions on the final/parcel map.
49. Prior to recording the parcel map, the applicant shall
GP, BP
CE
have the map reviewed by all applicable public and
private utility companies (cable, telephone, gas,
electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility
company indicating their review of the map. The
letter shall identify any new easements that may be
required by the utility company. A copy of the letter
shall be submitted to the City. New easements shall
be shown on the parcel map.
50. Prior to the issuance of building permits the applicant
GP, BP
CE
shall submit plans and supporting calculations/reports
including street improvements, underground utilities,
composite utilities, and grading/drainage plans
prepared by a registered civil engineer for review and
approval by the City Engineer.
City Engineer
Site Specific Conditions
Drainage:
GP, BP
CE
51. 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.
52. Provide for the detention of the 50 year developed
GP, BP
CE
storm runoff, while metering out the 2 year
undeveloped storm runoff.
53. Drainage basins shall be designed to desilt, detain
GP, BP
CE
and meter storm flows as well as release them to
natural runoff locations.
Planning Commission Resolution 2003-0069
August 5, 2003
54. The drainage basins shall be landscaped with native
GP, BP
CE
plantings.
55. A mechanism for funding and maintenance of the
GP, BP
CE
storm drain facilities shall be provided.
56. Show the method of dispersal at all pipe outlets.
GP, BP
CE
Include specifications for size & type.
57. Show method of conduct to approved off-site
GP, BP
CE
drainage facilities.
58. Concentrated drainage from off-site areas shall be
GP, BP
CE
conveyed across the project site in drainage
easements. Acquire drainage easements where
needed. Drainage shall cross lot lines only where a
drainage easement has been provided. f drainage
easement cannot be obtained the storm water
release must follow the exact historic path, rate and
velocity as prior to the subdivision.
59. Applicant shall submit erosion control plans and a
GP, BP
CE
Storm Water Pollution Prevention Plan (SWPPP). The
Regional Water Quality Control Board shall approve
the SWPPP.
General:
60. Prior to final map recordation, the applicant shall
GP, BP
CE
provide a detailed cost analysis and breakdown of all
maintenance required and the amount to be billed to
each property annually. The analysis shall include
scheduled maintenance including slurry seals,
overlays, etc. The analysis shall include
administrative fees.
61. Prior to final map recordation, A Homeowner's
GP, BP
CE
Association shall be created and CC&R's recorded
providing for the funding and performance of required
maintenance within the SFR -3 district, including
private streets, private wastewater pump station and
sewer, drainage swales and structures.
62. The applicant shall enter a Subdivision Improvement
GP, BP
CE
Agreement with the City of Atascadero prior to
recording the final map.
Traffic Mitigation:
63. The following off-site traffic mitigations shall be the
GP, BP
CE
responsibility of the project:
A Santa Barbara Road/EI Camino Real: Install Traffic
Signal/ Widen Intersection
This is required to be installed prior to occupancy of
the first unit. The construction costs for the signal will
be counted as credit toward the Traffic Impact Fee.
B. Halcon Road/Via Camino: dedicated westbound right
and left turn lanes
This is required to be installed prior to the occupancy
of the first unit. The improvement is the sole
responsibility of this development.
C. Santa Barbara Road/US 101 Interchange
The study found that the following improvements are
required for the interchange. Also listed is the percent "fair
Planning Commission Resolution 2003-0069
August 5, 2003
share" that this project is responsible for the improvement.
■ Santa Barbara Road/US 101 SB Ramps: Install
Traffic Signal (25.8%)
■ Santa Barbara Road/US 101 NB Ramps: Install
Traffic Signal (27.5%)
■ Santa Barbara Road/San Antonio: Install Traffic
Signal (26.2%)
These interchange improvements that are not identified as
needed improvements in the City of Atascadero
Circulation Element and the Growth Mitigation Program.
Therefore, the growth mitigation fee does not cover the
improvements.
The developer is required to submit engineers estimate for
the cost of construction of the improvements. The
developer shall pay the percent "fair share" of the
engineer's estimates. These funds will be placed in an
account for the Santa Barbara Interchange. The developer
may pay the amount incrementally with each building
permit.
Public Improvements
Planning Commission Resolution 2003-0069
August 5, 2003
64. The route for the project entrance down Halcon Road,
GP, BP
CE
south bound on Via Camino to Santa Barbara Road,
west bound on Santa Barbara Road to EI Camino
Real shall be improved as follows:
• Widen, stripe and improve the route to Engineering
Standard 403 "Rural Collector".
• Repair and overlay the road surface with a minimum
of two inch of asphalt surface.
65. All public improvements shall be constructed in
GP, BP
CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or
as directed by the City Engineer
66. The intersection of EI Camino Real and Santa
GP, BP
CE
Barbara shall be fully improved to include a traffic
signal.
67. Pedestrian facilities shall be constructed to connect
GP, BP
CE
the project to Paloma Park. This shall include a safe
pedestrian crossing, a paved path and pedestrian
bridge across Paloma Creek.
68. A Class II bike path shall be installed to connect the
GP, BP
CE
project to EI Camino Real. The bike path may consist
of a Class I bike path through Paloma Park.
69. A mechanism to provide for the funding and
GP, BP
CE
maintenance of lighting, street improvements, special
paving surfaces, sewer, storm drain, common area
landscape, open space, and hardscape shall be
provided.
70. Pedestrian sidewalk shall be provided on all public
GP, BP
CE
streets.
71. All collectors shall be improved to City Standards and
shall include standard curb and gutter.
72. All residential streets shall be improved to City
GP, BP
CE
Standards. The City Engineer shall approve any
deviation from the standard curb and gutter.
Wastewater
73. No sewer system currently exists in proposed project
GP, BP
CE
area. Should Atascadero Woodlands be the first
development to require connection to the new sewer
system mainline extension, the developer of the
Woodlands will be responsible for the financing and
construction of the mainline from the treatment plant
to the Woodland's point of connection.
74. The mainline shall be built with sufficient capacity to
GP, BP
CE
accommodate development within the Plan Area as
well as new development in the area and existing
uses.
75. Development using the sewer extension, within fifteen
GP, BP
CE
(15) years, shall be responsible for reimbursing the
Woodlands developer proportionate to their rate of
use.
76. A mechanism must be provided to fund and maintain
GP, BP
CE
all sewer mains throughout the project area.
77. Lift Stations shall be equipped with duplex pumps.
GP, BP
CE
78. Catalog cuts of equipment that will be installed in lift
GP, BP
CE
station shall be submitted and approved by the City
Engineer.
Planning Commission Resolution 2003-0069
August 5, 2003
79. Lift station shall be equipped with an alarm dialer,
GP, BP
CE
programmed to notify qualified maintenance
personnel when malfunctions occur.
80. Applicant shall submit a lift station
GP, BP
CE
emergency/contingency plan that addresses
protection of public health and the environment from
sewage spills caused by equipment malfunctions and
prolonged power outages.
81. Provisions for the repair and maintenance of the
GP, BP
CE
private wastewater pump station shall be included in
the CC&R's for this tract. Included shall be a
mechanism to maintain the private wastewater pump
station, such as a homeowners association. The City
Engineer and City Attorney shall approve the final
form prior to recordation.
Atascadero Mutual Water Company
82. The applicant shall submit plans to AMWC for the
GP, BP
CE
water distribution facilities needed to serve the
subdivision. AMWC shall review and approve the
plans before recordation of the final map. All new
water distribution facilities shall be constructed in
conformance with AMWC Standards and Details and
the California Waterworks Standards (Code of
Regulations Title 22, Division 4, Chapter 16). All
cross -connection devices shall conform to AWWA
and California Department of Health Services
standards.
83. Before recordation of the final map, the applicant
GP, BP
CE
shall grant AMWC the water rights and related
easements needed to complete annexation of the
property into the AMWC service area. The grant of
water rights and related easements is required before
AMWC can provide water service to the property.
84. Before the start of construction, the applicant shall
GP, BP
CE
pay all installation and connection fees required by
AMWC. Subject to the approval of AMWC, the
applicant may enter in to a "deferred connection"
agreement.
85. Before issuance of building permits, the applicant
GP, BP
CE
shall obtain a "Will Serve" letter from AMWC for the
newly created lots.
86. The applicant shall provide easements to AMWC on
GP, BP
CE
the 3.5 -acre service commercial (SC) parcel for future
development of water wells and a treatment building.
The applicant and AMWC shall mutually agree upon
the location of the easements. The applicant shall
not unreasonably withhold its approval of the well and
treatment building sites chosen by AMWC. The
applicant shall enter an agreement with AMWC that
allows for exploratory borings by AMWC to determine
the viability of a community well site on the SC parcel.
AMWC may waive the requirement to provide
easements for water wells and a treatment building if,
in the opinion of AMWC, there are no viable
community well sites on the SC parcel
87. The water system improvements required to serve the
GP, BP
CE
subdivision shall be laid out in a grid or looped pattern
and shall connect to the existing AMWC system on
Planning Commission Resolution 2003-0069
August 5, 2003
Alondra and Halcon Roads
99. The appliGapt shall dosigA ,r,d , Asir, vt rho water
GP BP
CE
89. Landscaping for common areas shall be drought-
GP, BP
CE
tolerant. The landscaping for common areas shall
conform to the mitigation measures noted in Table II -
7, Hydrology and Water Quality, of the General Plan
2025. Use of turf grass in common area landscaping
and in other areas shall be kept to a minimum
90. The applicant shall provide AMWC with easements
GP, BP
CE
for those water facilities proposed for operation and
maintenance by AMWC that are constructed outside
of publicly maintained right-of-ways. AMWC shall
review the form and content of the easements before
recordation.
Mitigation Measures
AESTHETICS:
BP
PS, BS, CE
1.C.1
Mitigation Measure 1.c.1: The following landscape mitigations
shall apply:
■ Landscaping shall be provided to reduce visual impacts
and enhance neighborhood design. Where feasible,
existing native vegetation shall be left undisturbed.
Impacts to the natural landscape, including open space,
oak woodlands, and naturalized grasslands, shall be
minimized and revegetated with native species.
■ The project shall include landscaping of all common areas,
including slopes, streetscapes, residential front yards, and
street trees.
• The project shall include entryway feature landscaping,
median and parkway landscaping, multi -family common
area landscaping, and trail staging area.
■ The proposed development shall provide a range of
architectural styles consistent with the existing semi -rural
character of Atascadero.
■ Approximately 54 acres of openspace, which includes oak
woodland, preserve, natural grassy areas, trail system, and
native revegetated slopes and detention basins shall be
preserved and maintained by the applicant with
establishment of long-term maintenance agreement by the
home -owners association, public facilities maintenance
assessment district, or other city -approved mechanism.
■ Street trees shall be 15 -gallon size, double -staked and
installed prior to occupancy of each unit. Street trees shall
be selected to provide shade over paved areas and
pedestrian pathways, reduce urban heat buildup, improve
air quality, and provide visual unity to the streetscape.
Mitigation Measure 1.c.2: The proposed development shall
BP
PS, BS, CE
1.c.2
include the use of earth -tone paint and roof colors designed to
blend with the surrounding neighborhood and reduce the
potential for reflected light and glare.
Mitigation Measure 1.c.3: If the proposed project entry feature
BP
PS, BS, CE
1.c.3
Planning Commission Resolution 2003-0069
August 5, 2003
is constructed, it shall include an externally illuminated natural
stone -faced masonry wall with individual metal lettering and
native planting at the base of the wall. Street lighting shall be
low level, earth toned, and located in accordance with the site
amenities plan.
Mitigation Measure 1.c.4: Within the SFR -1 and SFR -2 Zoning
BP
PS, BS, CE
1.c.4
District, landscaping shall be included for private front yards as
well as private rear yards with slopes exceeding ten (10) feet
in height. Front yard landscaping shall be installed prior to
occupancy of the units. In order to minimize the visual impact
of fencing up and across tall uphill sloping rear yards, semi-
transparent hillside fencing shall be installed consistent with
the Specific Plan Hillside Fencing Standards.
Mitigation Measure 1.c.5: Common area landscaping and
BP
PS, BS, CE
1.c.5
gate/entry landscaping features in the SFR -3 zoning district
shall include natural stone -faced masonry material and
individual metal lettering if signage is required, and native
entry planting. Entry trees shall be selected to provide shade
over paved areas and pedestrian pathways, reduce urban heat
buildup, improve air quality, and provide visual unity to the
streetscape.
Mitigation Measure 1.c.6: Site development standards include
BP
PS, BS, CE
1.c.6
landscaping and fencing improvements for the SC -1 zoning
district shall be compatible with the same underlying esthetic
principles of the residential development and as follows:
■ Development shall avoid removal of existing native oak
trees.
■ Development shall avoid impact to native oak trees, as
feasible.
• Grading into the hillside shall be minimized in order to
reduce aesthetic impacts and native tree impacts.
■ Site development shall include a minimum 10 -foot wide
native landscape planter between Halcon Road and any
required perimeter fencing or wall parallel to Halcon Road.
On-site native landscape screening shall also be provided
parallel to the adjacent railroad tracks.
■ Any proposed perimeter fence or wall shall be of high quality
design and of a material compatible with the design intent of
the project Specific Plan.
■ Exterior lighting shall be minimal as described in condition
1.d.1.
■ Identification signage shall be incorporated into the project
entry landscape in style and compatibility with the proposed
project. Any sign lighting shall be low-level external lighting.
Mitigation Measure 1.c.7: The Specific plan includes a range
BP
PS, BS
1.c.7
of architectural styles consistent with the existing semi -rural
character of Atascadero. The architectural styles of the plan
shall include Craftsman, Traditional, Monterey Ranch,
California and Bungalow as conceptually illustrated within the
Plan.
Mitigation Measure 1.d.1: Exterior street lighting shall be
BP
PS, BS, CE
1.d.1
limited to intersection and parking lot locations and be
designed to eliminate any off site glare. All street and parking
lot exterior site lights shall utilize full cut-off, "hooded" lighting
fixtures to prevent offsite light spillage and glare. All other
pedestrian luminaire pole heights shall not exceed 12 feet in
height, and all street and parking lot lighting shall not exceed
16 -feet in height, limit intensity to 2.0 foot candles at
ingress/egress, and shall otherwise be within a range of 0.6
foot candle minimum to 1.0 maximum. Fixtures shall be shield
cut-off type and compatible with neighborhood setting, subject
to staff approval. All light pole and fixture styles shall be
consistent with the Specific Plan conceptual site amenities
plan.
Planning Commission Resolution 2003-0069
August 5, 2003
In addition, individual exterior home -owner lighting shall be
restricted through CC&R's and individual lot deed -restriction to
prohibit high-intensity lighting in excess of one -foot candle, and
shall be limited in fixture height to 10 feet, and shall utilize full
cut-off, "hooded" lighting fixtures to prevent offsite light spillage
and glare.
AIR QUALITY:
BP, GP
PS, BS, CE
3.b
Mitigation Measure 3.b: Each development phase shall be
conditioned to comply with all applicable District regulations
pertaining to the control of fugitive dust (PM -10) as contained
in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
■ Maintain all construction equipment in proper tune
according to manufacturer's specifications.
■ Fuel all off-road and portable diesel powered equipment,
including but not limited to bulldozers, graders, cranes,
loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non -taxed version suitable for
use off-road).
■ Maximize to the extent feasible, the use of diesel
construction equipment meeting the ARB's 1996 or newer
certification standard for off-road heavy-duty diesel
engines.
■ Install diesel oxidation catalysts (DOC), catalyzed diesels
particulate filters (CDPF) or other District approved
emission reduction retrofit services (Required for projects
grading more than 4.0 acres of continuously worked area).
Section 6.4: Activity Management Techniques
■ Develop a comprehensive construction activity
management plan designed to minimize the amount of
large construction equipment operating during any given
time period.
■ Schedule construction truck trips during non -peak hours to
reduce peak hour emissions.
■ Limit the length of the construction workday period, if
necessary.
■ Phase construction activities, if appropriate.
BP,GP
PS, BS, CE
3.b
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,
demolition and building plan notes:
A Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site.
Increased watering frequency would be required
whenever wind speeds exceed 15 mph. Reclaimed (non -
potable) water should be used whenever possible.
C. All dirt stockpile areas s hould be sprayed daily as needed.
D. Permanent dust control measures identified in the
approved project re -vegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading should
be sown with a fast -germinating native grass seed and
watered until vegetation is established.
Planning Commission Resolution 2003-0069
August 5, 2003
F. All disturbed soil areas not subject to re -vegetation should
be stabilized using approved chemical soil binder, jute
netting, or other methods approved in advance by the
APCD.
G. All roadways, driveways, sidewalks, etc, to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or should maintain at least two feet of
freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment before leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where
feasible.
L. The contractor or builder shall designate a person or
persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of
dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use
clearance for map recordation and land use clearance for
finish grading of any structure.
BIOLOGICAL RESOURCES:
BP, GP
PS, BS
4.a.1
Mitigation Measure: 4.a.1: The applicant shall employ a
qualified wildlife biologist to conduct on-site focused surveys
for the burrowing owl immediately prior to site disturbance.
Results shall be submitted to the City of Atascadero and
CDFG if necessary. If this species is found during the survey,
site work shall not proceed without specific direction from the
CDFG. If the burrowing owl is noted to be present within
proposed development areas during the above-mentioned
survey, the CDFG may not allow construction/site disturbance
to proceed until the owl(s) have vacated the burrow.
Mitigation Measure: 4.a.2: To avoid a take of active raptor
BP, GP
PS, BS
4.a.2
nests, all necessary tree removals should be conducted
between mid-September and mid-February, outside of the
typical breeding season. If tree removals are determined to be
necessary during the typical breeding season, a qualified
biologist prior to proposed development activities should
conduct a raptor nest survey. The results of the raptor nest
survey should then be submitted to CDFG, via a letter report.
If the biologist determines that a tree slated for removal is
being used for nesting at that time, disturbance should be
avoided until after the young have fledged from the nest and
achieved independence. If no nesting is found to occur,
necessary tree removal could then proceed.
Mitigation Measure: 4.a.3: To the extent feasible, avoid all
BP, GP
PS, BS
4.a.3
ground disturbance activities within woodland and grassland
habitats during the typical breeding and nesting period for
Loggerhead shrike. Breeding and nesting of this species may
commence as early as March, and extends into July and
August. If construction activities cannot be avoided during the
typical breeding season, retain a qualified biologist to conduct
a pre -construction survey to determine presence/absence of
Planning Commission Resolution 2003-0069
August 5, 2003
nesting loggerhead shrike, and other special -status species
with potential to nest in the various habitats of the Woodland
property. If no breeding or nesting activities are detected near
the proposed work areas, construction activities may proceed.
If active nests are found within proposed work areas,
construction should be avoided until after the young have
fledged from the nest and achieved independence, or upon
approval from CDFG.
Mitigation Measure: 4.a.4: To avoid direct disturbance of
BP, GP
PS, BS
4.a.4
individual Pallid Bats, retain a qualified wildlife biologist to
inspect larger trees for the bats as well as other bat species,
prior to tree removal. If a specific tree is found to occupy bats,
the planned tree removal shall not proceed without direction
from the CDFG. Tree removal should only be conducted after
the bats have dispersed and under the supervision of a
qualified wildlife biologist.
Mitigation Measure: 4.a.5: The applicant shall employ a
BP, GP
PS, BS
4.a.5
qualified wildlife biologist to conduct on-site focused surveys
for American badger immediately prior to site disturbance.
Results of the survey shall immediately be submitted to the
City Of Atascadero, and CDFG as necessary. If active
burrows of this species are found within proposed
development areas during the survey, site work shall not
proceed without direction from CDFG. If American badger is
noted to be present within proposed development areas during
the above-mentioned survey, construction/site disturbance
should not proceed until the animal has vacated the identified
burrow.
Mitigation Measure: 4.b.1: Prior to final design, the precise
BP, GP
PS, BS
4.b.1
locations of the ephemeral drainages should be surveyed to
determine the extent to which these drainages will be
disturbed by proposed construction.
Mitigation Measure: 4.b.2: To minimize the potential for
GP
PS, BS, CE
4.b.2
indirect disturbances of drainages located both on-site and off-
site, implement appropriate erosion control measures during
construction and limit ground disturbance activities to dry
weather to avoid increased surface water runoff and erosion
on site, and sedimentation in nearby drainages. Install
appropriate erosion control devices down-slope of each
construction zone and areas experiencing disturbance of the
ground surface. Erosion control devices should be checked on
a daily basis to ensure proper function.
Mitigation Measure 4.e.1: The 54 acres of proposed opens
GP
PS, BS
4.e.1
space shall be dedicated to permanent open space with uses
restricted to recreation as identified in the Specific Plan,
including tot lot location, interpretive trails, trail staging,
fencing, and required management/maintenance for fire
prevention, public health and safety, and pedestrian trail
access.
Mitigation Measure 4.e.2: All native trees removed (currently
GP
PS, BS
4.e.2
estimated at 1,321) shall be replaced and maintained to
establishment by planting trees from the arborist's approved
list on a one to one ratio. In addition to the replacement trees,
the applicant shall plant a minim um of 20 Foothill Pine trees in
appropriate open space locations. Replanting plans shall be
part of the subdivision tract improvements.
Planning Commission Resolution 2003-0069
August 5, 2003
Mitigation Measure 4.e.3: Per the recommendation of the
project arborists, the applicant shall pay into the tree mitigation
fund $50.00 for each removed oak tree. This will equal
$66,050.00. based on 1,321 trees proposed for removal.
GP
PS, BS
4.e.3
BP, GP
FO, BP, GP,
4.e.4
Mitigation Measure 4.e.4: The developer shall contract with a
FI
certified arborist during all phases of project implementation.
The certified arborists shall be responsible for monitoring the
project during all phases of construction through project
completion, as follows:
(a) A written agreement between the arborist and the
developer outlining a arborist monitoring schedule for
each construction phase through final inspection shall be
submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre -construction meeting with
engineering /planning staff, grading equipment operators,
and the project superintendent to review the project
conditions and requirements prior to any grubbing or earth
work for any portion of the project site. All tree protection
fencing and trunk protection shall be installed for
inspection during the meeting. Tree protection fencing
shall be installed at the line of encroachment into the
tree's root zone area. The root zone equals 1 -foot radius
for every 1 inch of tree trunk diameter. For any trees
requiring tree trunk protection, 2" x 4" x 8 foot boards shall
be wired together and placed around the tree trunk.
(c) As specified by the arborist report and City staff:
■ Prune all trees in active development areas to be
saved for structural strength and crown cleaning by a
licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning and
tree pruning.
■ In locations where paving is to occur within the tree
canopy, grub only and do not grade nor compact.
Install porous pavers over a three-inch bed of 1/4 inch
granite covered with one -inch pea gravel for screeding.
If curbs are required, use pegged curbs to secure the
porous pavers. Pegged curbs are reinforced six to
eight curbs poured at grade with a one -foot by one -foot
pothole every four to six linear feet.
■ All trenching or grading within the protected root zone
area, outside of the tree protection fence shall require
hand trenching or preserve and protect roots that are
larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced
protected area.
■ Any roots that are 4 inches in diameter or larger are
not to be cut until inspected and approved by the on-
site arborist.
(d) Upon project completion and prior to final occupancy of
any development phase a final status report shall be
prepared by the project arborist certifying that the tree
protection plan was implemented, the trees designated for
protection were protected during construction, and the
construction -related tree protection measures are no
longer required for tree protection.
Planning Commission Resolution 2003-0069
August 5, 2003
Mitigation Measure 4.e.5: The building permit site plan shall
BP, GP
PS, BS
4.e.5
identify all protection and enhancement measures
recommended by the Certified Arborist in the Tree Protection
Plan, dated 2/27/03. Tree protection fencing shall be installed
at the locations called out in the Tree Protection Plan and/or as
recommended by the project arborist.
Mitigation Measure 4.e.6: The following cut & fill slope
BP, GP
PS, BS
4.e.6
restoration is required :
■ Refer to tree protection plan dated 2/27/03 for planting
specifications, sequence and procedures.
■ Temporary plant irrigation shall be installed to adequately
water plantings for a period of not less than three years.
■ All cut and fill slopes shall be hydro mulched with a
California native blend of flowers and grasses, subject to
City approval.
■ Tree species shall include: Quercus agrifolia, Quercus
douglasii, Quercus lobata, Umbellularia californica, Platnus
racemosa, and Pinus sabiniana.
■ Shrub species shall include Heteromeles arbutifloia,
Rhamnus californica,
■ Prunus ilicifolia, and Ceanothus 'Dark Star'.
CULTURAL RESOURCES:
GP
BS
5.b.1
Mitigation Measure 5.b.1: Should any cultural resources be
unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to
a non-significant level.
GEOLOGY AND SOILS:
GP
PS, BS, CE
6.b.1
Mitigation Measure 6.b.1: The project shall incorporate the
recommendations contained within the Geo Solutions soils
report dated 11/3/02.
GP
PS, BS, CE
6.b.2
Mitigation Measure 6.b.2: The Building Permit Application
plans shall include erosion control measures to prevent soil,
dirt, and debris from entering the storm drain system during
and after construction. A separate plan shall be submitted for
this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application.
Mitigation Measure 6.b.3: All cut and fill slopes shall be
GP
PS, BS, CE
6.b.3
treated with an appropriate erosion control method (erosion
control blanket, hydro -mulch, or straw mulch appropriately
anchored) immediately after completion of earthwork between
the months of October 15 through April 15. All disturbed
slopes shall have appropriate erosion control methods in
place. Duration of the project: The contractor will be
responsible for the clean up of any mud or debris that is
tracked onto public streets by construction vehicles.
Mitigation Measure 6.c.d: A site-specific soils report shall be
BP, GP
PS, BS, CE
6.c.d
required to besubmitted with future building permits for each
development phase by the building department. The building
plans will be required to follow the recommendations of the
soils report to assure safety for occupants and buildings.
Planning Commission Resolution 2003-0069
August 5, 2003
HAZARDS AND HAZARDOUS MATERIALS:
TO, FI
PS, BS, FD
7.h
Mitigation Measure 7.h: Due to the site location within an oak
woodland area, the project shall include an ongoing
maintenance program that will clear combustible debris and
vegetation from structures within any public or private open
space areas per the City of Atascadero Fire Department
standards. The project applicant, shall provide the initial
maintenance, and the ongoing maintenance responsibility shall
be incorporated into the establishment of a long-term
maintenance agreement by the homeowners association,
CC&R's, public facilities maintenance assessment district, or
other city -approved mechanism.
HYDROLOGY AND WATER QUALITY:
GP
PS, BS, CE
8e.f.1
Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention
Plan (SWPPP)/Erosion Control Plan shall be submitted by the
applicant and approved by the RWQCB and the City Engineer
prior to the issuance of the building permit. The plan shall
include storm water measures for the operation and
maintenance of the project for the review and approval of the
City Engineer. The Building Permit application plans shall
identify Best Management Practices (BMPs) appropriate to the
uses conducted on site that effectively prohibit the entry of
pollutants into storm water runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for
GP
PS, BS, CE
8.e.f.2
ensuring that all contractors are aware of all storm water
quality measures and that such measures are implemented.
Failure to comply with the approved construction Best
Management Practices will result in the issuance of correction
notices, citations, or stop orders.
Mitigation Measure 8.e: The proposed storm drain system,
GP, BP
BS, CE
8.e
including the on-site drainage basins, shall be designed per
the City of Atascadero Engineering standards, subject to
review and approval of the City Engineer.
LAND USE:
BP
PS
9
Mitigation Measure 9: Approval of a Conditional Use Permit
with a Master Plan of Development shall be required for the
multi -family development with a finding for exceptionally high
design and construction quality prior to application for the nine
multi -family bonus units.
NOISE:
GP, BP
PS, BS, CE
11.a.b.1
Mitigation Measure 11.a.b.1 : The dwelling units shall be
oriented so that the building construction may act as a noise
barrier on the east side of the proposed Woodlands
development, specifically for lots 124-143, in order to intercept
transportation noise from Union Pacific Railroad, as feasible.
Mitigation Measure 11.a.b.2: Soffit vents, eave vents, dormer
BP
PS, BS, CE
11.a.b.2
vents and other wall and roof penetrations shall be located on
the walls and roofs facing away from the noise source
wherever possible.
Planning Commission Resolution 2003-0069
August 5, 2003
Mitigation Measure 11.a.b.3: The walls of critical living spaces,
BP
PS, BS, CE
11.a.b.3
such as living rooms, lounges, bedrooms, dens, and habitable
spaces on second floors of dwelling units nearest the noise
source shall have wall construction with an S.T.C. (Sound
Transmission Class) rating of 30 or greater.
Common acoustic leaks, such as electrical outlets, pipes,
vents, ducts, flues and other breaks in the integrity of the wall,
ceiling or roof construction on the side of the dwellings nearest
transportation noise sources shall receive special attention
during construction. All construction openings and joints on
the walls on the noise facing side of the site shall be insulated,
sealed and caulked with a resilient, non -hardening caulking
material. All such openings and joints shall be airtight to
maintain sound isolation.
Mitigation Measure 11.a.b.4: To meet the interior LDN 45 DBA
BP
PS, BS, CE
11.a.b.4
requirements, windows for critical habitable spaces and for
habitable spaces in a second floor of affected units facing the
noise source shall be a double -glazed construction with one
light of laminated glass, and installed in accordance with the
recommendations of the manufacturer. The windows shall be
fully gasketed, with an S.T.C. rating of 30 or better, as
determined in testing by an accredited acoustical laboratory.
Mitigation Measure 11.a.b.5: All construction activities shall
BP, GP
PS, BS, CE
11.a.b.5
comply with the City of Atascadero Noise Ordinance for hours
of operation. Failure to comply with the noise ordinance may
result in withholding of inspections and possible construction
prohibitions, subject to the review and approval of the
Community Development Director, and in addition to penalties
identified in the Ordinance.
PUBLIC SERVICES: (Refer to Conditions 27 and 281
PS
13
Mitigation Measure 13: A draft Fiscal Impact Report and fiscal
impact recommendations to reduce any fiscal impacts to an
insignificant level related to the proposed project is being
prepared in consultation with City staff and shall be available
for public review prior to consideration at both the Planning
Commission and City Council public hearings.
Recommendations shall be reviewed by the Planning
Commission and finalized in precise terms by the City Council
to assure all project -related impacts are identified and
mitigated prior to project approval.
RECREATION:
BP
PS, BS
14
Mitigation Measure 14: The project shall include an additional
tot lot within the proposed multi -family zoning designation.
Both the staging area and multi -family tot lots shall at a
minimum include different variations of commercial -grade
swing set, slide, climbing apparatus or similar equipment on a
soft surface surrounded by decorative theme fencing designed
for the safety and enjoyment of young children. The tot lots
shall include pedestrian connection from nearby sidewalks
and/or housing areas and shall include durable seating
arrangements for adults and children. Tot lots shall be
landscaped and include shade trees be planted within and
around each tot lot.
Planning Commission Resolution 2003-0069
August 5, 2003
TRANSPORTATIONITRAFFIC:
BP, CE
PS, CE
15.1
Mitigation Measure 15.1: Prior to Planning Commission and
City Council formal public hearing for the proposed project:
1. City Engineer shall review and approve project circulation
impacts recommended mitigation measures (as
recommended by Omni -Means traffic study and the City
Engineer) and equitable share.
2. Project mitigation measures and phasing schedule for the
construction of the improvements shall be reviewed and
approved by the City Engineer.
Mitigation Measure 15.2: Per the Atascadero Municipal Code
BP, CE
PS, CE
15.2
9.4160 (a) (Streets), "The project shall also provide well -paved
city standard access roads from a collector or arterial to the
subdivision and repair existing under -paved or poor -condition
interior or frontage roads". The General Plan Circulation
Element lists the route of Halcon Road/Viejo Camino/Santa
Barbara Road to EI Camino Real as a circulation improvement
needed. Based on these sections of the municipal code and
the General Plan, this project shall be required to perform the
following improvements on the route from the project entrance
to EI Camino Real:
■ Widen, stripe, and improve the route to Engineering
Standard 403 "Rural Collector".
■ Overlay the route with two-inch minimum asphalt surface.
Mitigation Measure 15.3: The project shall provide a Class II
BP, CE
PS, CE
15.3
bicycle lane to connect the development to the existing bicycle
routes at EI Camino Real/Viejo Camino.
UTILITIES AND SERVICE SYSTEMS:
BP, GP
PS, BS, CE,
16.1
CA
Mitigation Measure 16.1: Development with the project site
area shall require connection to the City's future sewer system
mainline extension included in the City's Sewer Master Plan.
The applicant shall design and install the on-site mainline. For
reimbursement and maintenance, refer to the project Specific
Plan implementation section. The extension will run from the
sewer treatment plant south to Halcon Road. The mainline
shall be designed and built with capacity to accommodate
development with the proposed project as well as new
development in the area and existing uses as identified by the
City of Atascadero. The proposed line serving development
along the easterly project site will require a private on-site
wastewater (duplex pumps) pumping station. Provisions for
the repair and maintenance of the pump station shall be
included in the project CC&R's, subject to the City Engineer
and City Attorney approval. Design criteria for the sewer
collection system shall conform to the City of Atascadero
Standards
Mitigation Measure 16.2: Per the implementation section of
BP, GP
PS, BS, CE
16.2
the project Specific Plan, the applicant shall be required to:
■ Pay for the backbone infrastructure and community
facilities that are required to serve the project site.
■ The developer shall pay school fees prior to certificate
occupancy.
■ A project area Public Facilities Maintenance Assessment
District shall be formed for the collection of assessment
fees to finance the maintenance of all public facilities in the
project area. Funds will be collected by the County Tax
Collector and distributed to the City biannually. The City
shall administer the funds and provide or contract for all
maintenance activities.
Planning Commission Resolution 2003-0069
August 5, 2003
Mitigation Measure 16.3: Development within the proposed
BP, GP
PS, BS, CE
16.3
project shall conform to all existing City of Atascadero
standards set forth in the City's General Plan, Zoning
Ordinance, Municipal Code, and Public Works Standards
unless otherwise specified in the Specific Plan. Each phase of
project development shall pay all required fees established by
the City, including permit, school, plan check and impact fees,
to mitigate all off site facilities impacts anticipated under the
General Plan. A fiscal impact report is being prepared by
David Taussig & Associates to evaluate the proposed project
impacts on City services and shall be available prior to
Planning Commission and City Council formal public hearing
and project consideration or approval. Recommendations
shall be reviewed by the Planning Commission and finalized in
precise terms by the City Council to assure all project -related
impacts are identified and mitigated prior to project approval.
Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT B: Woodlands Specific Plan, June 30, 2003, RRM Design Group
Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT C: Project Summary (Specific Plan Appendix A)
Proposed Project Summary
-
General---
Specific flan ----
--
7.oning
Permitted
Arr
%of
A9in.
Dwelling
Density
Plan Land
l'sc
District
Uses
es
Site
Lot Size
Units
(du/:rc)
24.1
20.1
SFR -3
21
23,000
20.3
sfl
MFR'
135
OS
US
Uti
Nature Trails
54.4
45.396
N/A
N/A
N/A
SFR -X
SFR
SFR -1
Small Lot
5.9
4.9%4,50028
N/A
2.8
4.7
Total
278
SFR
100.0%
SFR-X
SFR
SFR -2
Standard Lot
24.1
20.196
6.50094
3.9
SFR
Subtotal
84.4
122
1.44
'SFR -Y
SFR
SFR -3
Estate Lot
20.3
16.9
23,00021
1.0
SFR
HDR
HDR
MFR
Multi -Family
9.0
7.55°n
N/A
135
15
Apartments
GC
GC
SC -1
See
3.5
2.9%
N/A
N/A
N/A
Development
Standards
Streets
2.8
2.396
N/A
N/A
N/A
Total
120
10096
-
278
Estate Lot Single -Family land use designation is subject to additional regulations as set forth in the
Conditions. Covenants and Restrictions (CCKRs) attached hereto and made part of the Appendix.
General---
Land
--
7.oning
Permitted
Arr
%of
A9in.
Dwelling
Density
Plan Land
l'sc
District
Uses
es
Site
Lot Size
Units
(du/:rc)
24.1
20.1
SFR -3
21
23,000
20.3
sfl
MFR'
135
OS
US
Uti
Nature Trails
54.4
45.396
N/A
N/A
N/A
SFR -X
SFR
SFR -1
Small Lot
5.9
4.9%4,50028
N/A
2.8
4.7
Total
278
SFR
100.0%
SFR-X
SFR
SFR -2
Standard Lot
24.1
20.196
6.50094
3.9
SFR
Subtotal
84.4
122
1.44
'SFR -Y
SFR
SFR -3
Estate Lot
20.3
16.9
23,00021
1.0
SFR
HDR
HDR
MFR
Multi -Family
9.0
7.55°n
N/A
135
15
Apartments
GC
GC
SC -1
See
3.5
2.9%
N/A
N/A
N/A
Development
Standards
Streets
2.8
2.396
N/A
N/A
N/A
Total
120
10096
-
278
Project Statistics
-*Street area outside development zones
Minimum
Lot
Percent of
Zoning
Units
Size (s.f.)
Acreage
Total
SFR -1.
28
4,500
5.9
4.9%
SFR -2
94
6,500
24.1
20.1
SFR -3
21
23,000
20.3
16.9%
MFR'
135
N/A
:9
7.5%
SC -1
; N/A
N/A
3^5
2.9%
OS
N/A
_
N/A
54.4
45.3%
Streets
N/A
N/A
2.8
2.3%
Total
278
120
100.0%
-*Street area outside development zones
Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT D: Conceptual Site Amenities Plan (Specific Plan Appendix B)
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Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
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Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
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Planning Commission Resolution 2003-0069
August 5, 2003
EXHIBIT F: Affordable Housing Plan (Specific Plan Appendix D)
INCLUSIONARY AFFORDABLE HOUSING PLAN:
analysis:
Income
Number of
non
inclusionary
Category
Zone
Type
Level
Incusionary
bonus**
as a %
Units
overall
overall
a b c d e
units
units
For -Rent
MFR
Apt.
Very -low
2
2.2%
Low
5
5.4%
Moderate
8
8.7%
Subtotal
15
92
16.3%
For -Sale*
MFR
Townhome
Moderate
9
5.1%
SFR -1
S.F. Det.
Moderate
4
2.3%
Subtotal
13
177
7.3%
Total
28
269
10.4%
a The number of bedrooms of any of the inclusionary units provided may vary, and the inclusionary prices and rents would vary proportionately.
b The inclusionary units will have an equivalent exterior appearance as the market rate units in the same zone.
c The inclusionary units may have a different interior size, configuration and finish than the market rate units, so long as they are livable, safe and durable, and comply with
building, health and safety codes, specifications and standards.
J The inclusionary units will be distributed evenly in location throughout the zones in which they are placed.
e All inclusionary units shall be deed restricted for a period of 30 years.
Planning Commission Resolution 2003-0069
August 5, 2003
Planning Commission Resolution 2003-0070
August 5, 2003
Pagel of 28
ATTACHMENT 6: Draft Resolution PC 2003-0070
SPA Woodlands Specific Plan (ZCH 2003-0062/ZCH2O03-0041/TTM2003-0027
Approval of Proposed Vesting Tentative Tract Map
DRAFT RESOLUTION PC 2003-0070
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE VESTING TENTATIVE TRACT MAP 2003-00279
A ONE HUNDRED FIFTY LOT MAP CONSISTENT WITH A SP -1 ZONE
OF APN 045-311-001, 045-401-015, 045401-016, 045-411-001, 045-412-001
(Woodlands Specific Plan, Halcon Road / R.W. Hertel & Sons, Inc)
WHEREAS, an application has been received from R.W. Hertel & Sons, Inc. (5200
Telegraph Road, Ventura, CA, 93003) Applicant and Gordon Davis Land Co. (7405 Bella
Vista, Atascadero, CA 93422) Property Owner to consider a project consisting of a zone
change from RS (Residential Suburban) to SP -1 (Specific Plan #1) on a 120 -acre site located
at Halcon Road, Atascadero, CA 93422 (APN 045-311-001, 045-401-015, 045-401-016,
045-411-001, 045-412-001); and
WHEREAS, the site's General Plan Designation is (SFR X) Single -Family
Residential -X, (SFR Y) Single -Family ResidentiapY, (HDR) High Density Residential,
(GC) General Commercial, (OS) Open Space; and,
WHEREAS, the site's current zoning district is RS (Residential Suburban); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
SP -1 thereby allowing a 150- lot subdivision of the site; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of
the California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative
Parcel Map application was held by the Planning Commission of the City of Atascadero at
which hearing evidence, oral and documentary, was admitted on behalf of said application;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on August 5, 2003, studied and considered Tentative Tract Map 2003-
0027, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project; and,
Planning Commission Resolution 2003-0070
August 5, 2003
Page 2 of 28
NOW, THEREFORE, the Planning Commission takes the following actions:
Section 1. Findings of Approval for Tentative Parcel Map, the Planning
Commission of the City of Atascadero finds as follows:
1. The proposed subdivision, as conditioned, is consistent with the General Plan and
applicable zoning requirements.
2. The design and improvement of the proposed subdivision is consistent with the
General Plan and applicable zoning requirements.
3. The proposed subdivision, as conditioned, is consistent with the proposed Specific
Plan #1 (ZCH 2003-0041 / SP 2003-0001).
4. The site is physically suitable for the type of development proposed.
5. The site is physically suitable for the density of development proposed.
6. The design and improvement of the proposed subdivision will not cause
substantial environmental damage or substantially and unavoidably injure fish and
wildlife or their habitat.
7. The design of the subdivision will not conflict with easements acquired by the
public at large for access through, or the use of property within, the proposed
subdivision; or substantially equivalent alternative easements are provided.
Covenants, Conditions and Restrictions (CC&R's) or equivalent shall be required
that incorporate the Specific Plan conditions of approval to ensure that the site
retains the proposed qualities (architecture, colors, materials, plan amenities,
fencing, and landscaping) over time.
9. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
SECTION 2. Recommendation of Approval. The Planning Commission of the
City of Atascadero, in a regular session assembled on August 5, 2003, resolved to
recommend that the City Council approval of Vesting Tentative Parcel Map (TTM 2003-
0027) subject to the following:
1. Exhibit A: Vesting Tentative Tract Map 2003-0027
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 3 of 28
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
AYES:
NOES:
ABSENT:
ABSTAIN:
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0070
August 5, 2003
Page 6 of 28
Exhibit B: Conditions of Approval / Mitigation Monitoring Program
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
The Woodlands Specific Plan
SIP: Subdivision
FD: Fire Department
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TTM 2003-0027
TO: Temporary Occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
Planning Services
1. The approval of this Tentative Parcel Map shall not become
FM
PS
final and effective following approval of Zone Change 2003-
0062 and ZCH 2003-0041.
2. Approval of this Tentative Parcel Map shall be valid for two
FM
PS
years after its effective date. At the end of the period, the
approval shall expire and become null and void unless an
extension of time is granted pursuant to a written request
received prior to the expiration date.
3. The Community Development Department shall have the
FM
PS
authority to approve minor changes to the project that (1)
result in a superior site design or appearance, and/or (2)
address a design issue that is not substantive to the
Tentative Tract Map and that the Final Map is in substantial
conformance with the Tentative Map.
4. The Tract Map shall be subject to additional fees for park or
FM
PS
recreation purposes (QUIMBY Act) as required by City
Ordinance.
5. The applicant shall record CC&R's for the subdivision
FM
PS
subject to the review and approval of the City Engineer, City
Attorney and the Community Development Director. The
CC&R's shall also state that all exterior colors, exterior
materials, yard fencing and site landscaping shall be
consistent with the overall Specific Plan.
6. The granting of this entitlement shall apply to the property
On going
PS
located at Halcon Road (APN 045-311-001, 045-401-015,
045-401-016, 045-411-001, 045-412-001) regardless of
owner.
7. The Final Map shall be drawn in substantial conformance
FM
PS
with the approved tentative map, and in compliance with all
conditions set forth herein, shall be submitted for review and
approval in accordance with the Subdivision Map Act and
the City's Subdivision Ordinance.
8. The subdivider shall defend, indemnify, and hold harmless
FM
PS
the City of Atascadero or its agents, officers, and employees
against any claim or action brought to challenge an approval
by the city, or any of its entities, concerning the subdivision.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 7 of 28
Conditions of Approval /
Timing
Responsibility
Mitigation
restricted affordable units for a 30 -year period as identified in
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
The Woodlands Specific Plan
SIP: Subdivision
FD: Fire Department
MFR For-
SFR For -
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
Sale
Sale
TTM 2003-0027
TO: Temporary Occupancy
Fl: Final inspection
WW Wastewater
CA: City Attorney
Very Low
2
F0: Final Occupancy
AMWC: Water Comp.
Low
9. All subsequent Tentative Tract Map and construction
FM
PS, CE
permits shall be consistent with the Specific Plan contained
8
9
4
herein.
FM
PS, CE
10. The proposal to construct a non -potable water line that
PS
would replace the potable water currently being used for
irrigation at Paloma Creek Park and for irrigation on the
project site shall be deleted from the Specific Plan and
maps.
11. All site work, grading and site improvements shall be
BP
PS, BS, CE
consistent with the Specific Plan as shown in the site
amenities plan (Exhibit D) and tentative tract map.
12. A final landscape and irrigation plan and native tree
BP
PS, BS
replanting plan shall be approved as part of the subdivision
tract site improvement plan consistent with the site amenities
plan (Exhibit D).
13. Affordable residential units shall be reserved as deed
FM
PS, CE
restricted affordable units for a 30 -year period as identified in
Specific Plan Appendix F, summarized as follows.
Affordable unit phasing schedule shall be approved by the
City Council.
MFR Rental
MFR For-
SFR For -
Sale
Sale
Very Low
2
0
0
Low
5
0
0
Moderate
8
9
4
14. Workforce Housing
FM
PS, CE
Prior to recordation of final map, the applicant shall enter into a
legal agreement with the City to reserve '/z of the units for sale
to residents or workers within the City of Atascadero, including
the affordable units. The agreement shall include the following
provisions:
• The units shall be offered for sale to residents or workers
within the City of Atascadero for a minimum of 60 -days.
During this time period offers may only be accepted from
Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City
that at least one of the qualified buyers is a resident or
worker within the City Limits of Atascadero;
Planning Commission Resolution 2003-0070
August 5, 2003
Page 8 of 28
■ The Atascadero resident or worker restriction shall apply
to the initial sale only;
■ The applicant shall identify which units will be reserved;
and
The City Attorney shall approve the final form of the agreement.
15. Project Landscape Maintenance Requirement:
FM
(Referenced from Mitigation Measure 14)
The following landscape maintenance items are the 100%
responsibility of the project to maintain in perpetuity. An
engineer's report quantifying the maintenance costs shall
be prepared to determine actual maintenance costs. The
facilities may be maintained through a homeowners
association, assessment district, benefit assessment
district, landscaping and lighting district, or other
mechanism to fund and perform short and long term
maintenance. The funding mechanism must be in place
prior to or concurrently with acceptance of the any final
maps. The funding mechanism shall be approved by the
City Attorney, City Engineer and Administrative Services
Director prior to acceptance of any final map.
a) All parks, trails, recreational facilities and like facilities.
b) All open space and native tree preservation areas.
c) All drainage facilities and detention basins.
d) All common landscaping areas, street trees, medians,
parkway planters, manufacture slopes outside private
yards, and other similar facilities.
Fire Marsha I
16.. Plans and tract map shall identify existing and proposed
FM
BS
fire hydrants.
17. Applicant shall provide a letter from the Atascadero
FM
BS
Mutual Water Company stating the minimum expected
water available to the site. Amount available must meet
min. requirement specified in the California Fire Code.
18. Note approved address signage is to be provided.
FM
BS
19. Note on plans that fire lanes shall be delineated in
FM
BS
certain areas to restrict parking as required by the Fire
Authority.
City Engineer
Standard Conditions
20. If the applicant bonds for the public improvements
FM
CE
required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with
the City Council.
21. An engineer's estimate of probable cost shall be
FM
CE
submitted for review and approval by the City Engineer
to determine the amount of the bond.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 9 of 28
22. The Subdivision Improvement Agreement shall record
FM
CE
concurrently with the Final Map.
23. The applicant shall enter into a Plan Check/Inspection
FM
CE
agreement with the City.
24. A six (6) foot Public Utility Easement (PUE) shall be
FM
CE
provided contiguous to the property frontage.
25. The applicant shall acquire title interest in any off-site
FM
CE
land that may be required to allow for the construction
of the improvements. The applicant shall bear all costs
associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent
property owners whose ingress and egress is affected
by these improvements.
26. Slope easements shall be obtained by the applicant as
FM
CE
needed to accommodate cut or fill slopes.
27. Drainage easements shall be obtained by the applicant
FM
CE
as needed to accommodate both public and private
drainage facilities.
28. A preliminary subdivision guarantee shall be submitted
FM
CE
for review in conjunction with the processing of the
parcel map.
29. The final map shall be signed by the City Engineer prior
FM
CE
to the map being placed on the agenda for City Council
acceptance.
30. Prior to recording the parcel map, the applicant shall
FM
CE
pay all outstanding plan check/inspection fees.
31. Prior to recording the map, the applicant shall complete
FM
CE
all improvements required by these conditions of
approval.
32. Prior to recording the parcel map, the applicant shall set
FM
CE
monuments at all new property corners. A registered
civil engineer or licensed land surveyor shall indicate by
certificate on the parcel map, that corners have been
set or shall be set by a date specific and that they will
be sufficient to enable the survey to be retraced.
33. Prior to recording the parcel map, the applicant shall
FM
CE
submit a map drawn in substantial conformance with
the approved tentative map and in compliance with all
conditions set forth herein. The map shall be submitted
for review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision
Ordinance.
34. All existing and proposed utility, pipeline, open space,
FM
CE
or other easements are to be shown on the final/parcel
map. If there are building or other restrictions related to
the easements, they shall be noted on the final/parcel
map. The applicant shall show all access restrictions
on the final/parcel map.
35. Prior to recording the parcel map, be applicant shall
FM
CE
have the map reviewed by all applicable public and
private utility companies (cable, telephone, gas, electric,
Atascadero Mutual Water Company). The applicant
shall obtain a letter from each utility company indicating
their review of the map. The letter shall identify any
new easements that may be required by the utility
company. A copy of the letter shall be submitted to the
City. New easements shall be shown on the parcel
map.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 10 of 28
36. Prior to the issuance of building permits the epplicant
FM
CE
shall submit plans and supporting calculations/reports
including street improvements, underground utilities,
composite utilities, and grading/drainage plans prepared
by a registered civil engineer for review and approval by
the City Engineer.
City Engineer
Site Specific Conditions
Drainage:
FM
CE
37. 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.
37. Provide for the detention of the 50 year developed
FM
CE
storm runoff, while metering out the 2 year undeveloped
storm runoff.
39. Drainage basins shall be designed to desilt, detain and
FM
CE
meter storm flows as well as release them to natural
runoff locations.
40. The drainage basins shall be landscaped with native
FM
CE
plantings.
41. A mechanism for funding and maintenance of the storm
FM
CE
drain facilities shall be provided.
42. Show the method of dispersal at all pipe outlets. Include
FM
CE
specifications for size & type.
43. Show method of conduct to approved off-site drainage
FM
CE
facilities.
44. Concentrated drainage from off-site areas shall be
FM
CE
conveyed across the project site in drainage
easements. Acquire drainage easements where
needed. Drainage shall cross lot lines only where a
drainage easement has been provided. If drainage
easement cannot be obtained the storm water release
must follow the exact historic path, rate and velocity as
prior to the subdivision.
45. Applicant shall submit erosion control plans and a Storm
FM
CE
Water Pollution Prevention Plan (SWPPP). The
Regional Water Quality Control Board shall approve the
SWPPP.
General:
46. Prior to final map recordation, the applicant shall
FM
CE
provide a detailed cost analysis and breakdown of all
maintenance required and the amount to be billed to
each property annually. The analysis shall include
scheduled maintenance including slurry seals, overlays,
etc. The analysis shall include administrative fees.
47. Prior to final map recordation, a Homeowner's
FM
CE
Association shall be created and CC&R's recorded
providing for the funding and performance of required
maintenance within the SFR -3 district, including private
streets, private wastewater pump station and sewer,
drainage swales and structures.
48. The applicant shall enter a Subdivision Improvement
FM
CE
Agreement with the City of Atascadero prior to
recording the final map.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 11 of 28
Traffic Mitigation:
49. The following off-site traffic mitigations shall be the
FM, GP, BP
CE
responsibility of the project:
A. Santa Barbara Road/EI Camino Real: Install Traffic
Signal /Widen Intersection
This is required to be installed prior to occupancy of
the first unit. The construction costs for the signal will
be counted as credit toward the Traffic Impact Fee.
B. Halcon RoadNia Camino: dedicated westbound right
and left turn lanes
This is required to be installed prior to the occupancy
of the first unit. The improvement is the sole
responsibility of this development.
C. Santa Barbara Road/US 101 Interchange
The study found that the following improvements are
required for the interchange. Also listed is the percent "fair
share" that this project is responsible for the improvement.
■ Santa Barbara Road/US 101 SB Ramps: Install
Traffic Signal (25.8%)
■ Santa Barbara Road/US 101 NB Ramps: Install
Traffic Signal (27.5%)
■ Santa Barbara Road/San Antonio: Install Traffic
Signal (26.2%)
These interchange improvements that are not identified as
needed improvements in the City of Atascadero
Circulation Element and the Growth Mitigation Program.
Therefore, the growth mitigation fee does not cover the
improvements.
The developer is required to submit engineers estimate for
the cost of construction of the improvements. The
developer shall pay the percent "fair share" of the
engineer's estimates. These funds will be placed in an
account for the Santa Barbara Interchange. The developer
may pay the amount incrementally with each building
permit.
Public Improvements
Planning Commission Resolution 2003-0070
August 5, 2003
Page 12 of 28
50. The route for the project entrance down Halcon Road,
FM, GP, BP
CE
south bound on Via Camino to Santa Barbara Road,
west bound on Santa Barbara Road to EI Camino Real
shall be improved as follows:
• Widen, stripe and improve the route to Engineering
Standard 403 "Rural Collector".
• Repair and overlay the road surface with a minimum
of two inch of asphalt surface.
51. All public improvements shall be constructed in
GP, BP
CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or
as directed by the City Engineer
52. The intersection of EI Camino Real and Santa Barbara
GP, BP
CE
shall be fully improved to include a traffic signal.
53. Pedestrian facilities shall be constructed to connect the
GP, BP
CE
project to Paloma Park. This shall include a safe
pedestrian crossing, a paved path and pedestrian
bridge across Paloma Creek.
54. A Class II bike path shall be installed to connect the
GP, BP
CE
project to EI Camino Real. The bike path may consist
of a Class I bike path through Paloma Park.
55. A mechanism to provide for the funding and
FM
CE
maintenance of lighting, street improvements, special
paving surfaces, sewer, storm drain, common area
landscape, open space, and hardscape shall be
provided.
56. Pedestrian sidewalk shall be provided on all public
FM, GP, BP
CE
streets.
57. All collectors shall be improved to City Standards and
shall include standard curb and gutter.
58. All residential streets shall be improved to City
FM, GP, BP
CE
Standards. The City Engineer shall approve any
deviation from the standard curb and gutter.
Wastewater
59. No sewer system currently exists in proposed project
GP, BP
CE
area. Should Atascadero Woodlands be the first
development to require connection to the new sewer
system mainline extension, the developer of the
Woodlands will be responsible for the financing and
construction of the mainline from the treatment plant to
the Woodland's point of connection.
60. The mainline shall be built with sufficient capacity b
GP, BP
CE
accommodate development within the Plan Area as well
as new development in the area and existing uses.
61. Development using the sewer extension, within fifteen
GP, BP
CE
(15) years, shall be responsible for reimbursing the
Woodlands developer proportionate to their rate of use.
62. A mechanism must be provided to fund and maintain
GP, BP
CE
all sewer mains throughout the project area.
63. Lift Stations shall be equipped with duplex pumps.
GP, BP
CE
64. Catalog cuts of equipment that will be installed in lift
GP, BP
CE
station shall be submitted and approved by the City
Engineer.
65. Lift station shall be equipped with an alarm dialer,
GP, BP
CE
programmed to notify qualified maintenance personnel
when malfunctions occur.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 13 of 28
66. Applicant shall submit a lift station
GP, BP
CE
emergency/contingency plan that addresses protection
of public health and the environment from sewage spills
caused by equipment malfunctions and prolonged
power outages.
67. Provisions for the repair and maintenance of the private
FM, GP, BP
CE
wastewater pump station shall be included in the
CC&R's for this tract. Included shall be a mechanism to
maintain the private wastewater pump station, such as
a homeowners association. The City Engineer and City
Attorney shall approve the final form prior to
recordation.
Atascadero Mutual Water Company
68. The applicant shall submit plans to AMWC for the water
FM, GP, BP
CE
distribution facilities needed to serve the subdivision.
AMWC shall review and approve the plans before
recordation of the final map. All new water distribution
facilities shall be constructed in conformance with
AMWC Standards and Details and the California
Waterworks Standards (Code of Regulations Title 22,
Division 4, Chapter 16). All cross -connection devices
shall conform to AWWA and California Department of
Health Services standards.
69. Before recordation of the final map, the applicant shall
FM
CE
grant AMWC the water rights and related easements
needed to complete annexation of the property into the
AMWC service area. The grant of water rights and
related easements is required before AMWC can
provide water service to the property.
70. Before the start of construction, the applicant shall pay
GP
CE
all installation and connection fees required by AMWC.
Subject to the approval of AMWC, the applicant may
enter in to a "deferred connection" agreement.
71. Before issuance of building permits, the applicant shall
FM, GP
CE
obtain a "Will Serve" letter from AMWC for the newly
created lots.
72. The applicant shall provide easements to AMWC on the
FM
CE
3.5 -acre service commercial (SC) parcel for future
development of water wells and a treatment building.
The applicant and AMWC shall mutually agree upon the
location of the easements. The applicant shall not
unreasonably withhold its approval of the well and
treatment building sites chosen by AMWC. The
applicant shall enter an agreement with AMWC that
allows for exploratory borings by AMWC to determine
the viability of a community well site on the SC parcel.
AMWC may waive the requirement to provide
easements for water wells and a treatment building if, in
the opinion of AMWC, there are no viable community
well sites on the SC parcel
73. The water system improvements required to serve the
FM, GP
CE
subdivision shall be laid out in a grid or looped pattern
and shall connect to the existing AMWC system on
Alondra and Halcon Roads
FM, GP
CE
Planning Commission Resolution 2003-0070
August 5, 2003
Page 14 of 28
75. Landscaping for common areas shall be drought
GP, BP
CE
tolerant. The landscaping for common areas shall
conform to the mitigation measures noted in Table II -7,
Hydrology and Water Quality, of the General Plan 2025.
Use of turf grass in common area landscaping and in
other areas shall be kept to a minimum
76. The applicant shall provide AMWC with easements for
FM
CE
those water facilities proposed for operation and
maintenance by AMWC that are constructed outside of
publicly maintained right-of-ways. AMWC shall review
the form and content of the easements before
recordation.
Mitigation Measures (Note: Some mitigation measures may
not apply to tract map)
AESTHETICS:
BP
PS, BS, CE
1.c.1
Mitigation Measure 1.c.1: The following landscape mitigations
shall apply:
■ Landscaping shall be provided to reduce visual impacts
and enhance neighborhood design. Where feasible,
existing native vegetation shall be left undisturbed.
Impacts to the natural landscape, including open space,
oak woodlands, and naturalized grasslands, shall be
minimized and revegetated with native species.
■ The project s hall include landscaping of all common areas,
including slopes, streetscapes, residential front yards, and
street trees.
■ The project shall include entryway feature landscaping,
median and parkway landscaping, multi -family common
area landscaping, and trail staging area.
■ The proposed development shall provide a range of
architectural styles consistent with the existing semi -rural
character of Atascadero.
• Approximately 54 acres of open space, which includes oak
woodland, preserve, natural grassy areas, trail system, and
native revegetated slopes and detention basins shall be
preserved and maintained by the applicant with
establishment of long-term maintenance agreement by the
home -owners association, public facilities maintenance
assessment district, or other city -approved mechanism.
■ Street trees shall be 15 -gallon size, double -staked and
installed prior to occupancy of each unit. Street trees shall
be selected to provide shade over paved areas and
pedestrian pathways, reduce urban heat buildup, improve
air quality, and provide visual unity to the streetscape.
Mitigation Measure 1.c.2: The proposed development shall
BP
PS, BS, CE
1.c.2
include the use of earth -tone paint and roof colors designed to
blend with the surrounding neighborhood and reduce the
potential for reflected light and glare.
Mitigation Measure 1.c.3: If the proposed project entry feature
BP
PS, BS, CE
1.c.3
is constructed, it shall include an externally illuminated natural
stone -faced masonry wall with individual metal lettering and
native planting at the base of the wall. Street lighting shall be
low level, earth toned, and located in accordance with the site
Planning Commission Resolution 2003-0070
August 5, 2003
Page 15 of 28
amenities plan.
Mitigation Measure 1.c.4: Within the SFR -1 and SFR -2 Zoning
BP
PS, BS, CE
1.c.4
District, landscaping shall be included for private front yards as
well as private rear yards with slopes exceeding ten (10) feet
in height. Front yard landscaping shall be installed prior to
occupancy of the units. In order to minimize the visual impact
of fencing up and across tall uphill sloping rear yards, semi-
transparent hillside fencing shall be installed consistent with
the Specific Plan Hillside Fencing Standards.
Mitigation Measure 1.c.5: Common area landscaping and
BP
PS, BS, CE
1.c.5
gate/entry landscaping features in the SFR -3 zoning district
shall include natural stone -faced masonry material and
individual metal lettering if signage is required, and native
entry planting. Entry trees shall be selected to provide shade
over paved areas and pedestrian pathways, reduce urban heat
buildup, improve air quality, and provide visual unity to the
streetscape.
Mitigation Measure 1.c.6: Site development standards include
BP
PS, BS, CE
1.c.6
landscaping and fencing improvements for the SC -1 zoning
district shall be compatible with the same underlying esthetic
principles of the residential development and as follows:
■ Development shall avoid removal of existing native oak
trees.
■ Development shall avoid impact to native oak trees, as
feasible.
■ Grading into the hillside shall be minimized in order to
reduce aesthetic impacts and native tree impacts.
■ Site development shall include a minimum 10 -foot wide
native landscape planter between Halcon Road and any
required perimeter fencing or wall parallel to Halcon Road.
On-site native landscape screening shall also be provided
parallel to the adjacent railroad tracks.
■ Any proposed perimeter fence or wall shall be of high quality
design and of a material compatible with the design intent of
the project Specific Plan.
■ Exterior lighting shall be minimal as described in condition
1.d.1.
■ Identification signage shall be incorporated into the project
entry landscape in style and compatibility with the proposed
project. Any sign lighting shall be low-level external lighting.
Mitigation Measure 1.c.7: The Specific plan includes a range
BP
PS, BS
1.c.7
of architectural styles consistent with the existing semi -rural
character of Atascadero. The architectural styles of the plan
shall include Craftsman, Traditional, Monterey Ranch,
California and Bungalow as conceptually illustrated within the
Plan.
Mitigation Measure 1.d.1: Exterior street lighting shall be
BP
PS, BS, CE
1.d.1
limited to intersection and parking lot locations and be
designed to eliminate any off site glare. All street and parking
lot exterior site lights shall utilize full cut-off, "hooded" lighting
fixtures to prevent offsite light spillage and glare. All other
pedestrian luminaire pole heights shall not exceed 12 feet in
height, and all street and parking lot lighting shall not exceed
16 -feet in height, limit intensity to 2.0 foot candles at
ingress/egress, and shall otherwise be within a range of 0.6
foot candle minimum to 1.0 maximum. Fixtures shall be shield
cut-off type and compatible with neighborhood setting, subject
to staff approval. All light pole and fixture styles shall be
consistent with the Specific Plan conceptual site amenities
plan.
In addition, individual exterior home -owner lighting shall be
restricted through CC&R's and individual lot deed -restriction to
Planning Commission Resolution 2003-0070
August 5, 2003
Page 16 of 28
prohibit high-intensity lighting in excess of one -foot candle, and
shall be limited in fixture height to 10 feet, and shall utilize full
cut-off, "hooded" lighting fixtures to prevent offsite light spillage
and glare.
AIR QUALITY:
BP, GP
PS, BS, CE
3.b
Mitigation Measure 3.b: Each development phase shall be
conditioned to comply with all applicable District regulations
pertaining to the control of fugitive dust (PM -10) as contained
in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
■ Maintain all construction equipment in proper tune
according to manufacturer's specifications.
■ Fuel all off-road and portable diesel powered equipment,
including but not limited to bulldozers, graders, cranes,
loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non -taxed version suitable for
use off-road).
■ Maximize to the extent feasible, the use of diesel
construction equipment meeting the ARB's 1996 or newer
certification standard for off-road heavy-duty diesel
engines.
■ Install diesel oxidation catalysts (DOC), catalyzed diesels
particulate filters (CDPF) or other District approved
emission reduction retrofit services (Required for projects
grading more than 4.0 acres of continuously worked area).
Section 6.4: Activity Management Techniques
■ Develop a comprehensive construction activity
management plan designed to minimize the amount of
large construction equipment operating during any given
time period.
■ Schedule construction truck trips during non -peak hours to
reduce peak hour emissions.
■ Limit the length of the construction workday period, if
necessary.
■ Phase construction activities, if appropriate.
BP,GP
PS, BS, CE
3.b
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,
demolition and building plan notes:
A Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site.
Increased watering frequency would be required
whenever wind speeds exceed 15 mph. Reclaimed (non -
potable) water should be used whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the
approved project re -vegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading should
be sown with a fast -germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to re -vegetation should
be stabilized using approved chemical soil binder, jute
Planning Commission Resolution 2003-0070
August 5, 2003
Page 17 of 28
netting, or other methods approved in advance by the
APCD.
G. All roadways, driveways, sidewalks, etc, to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or should maintain at least two feet of
freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment before leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where
feasible.
L. The contractor or builder shall designate a person or
persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of
dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use
clearance for map recordation and land use clearance for
finish grading of any structure.
BIOLOGICAL RESOURCES:
BP, GP
PS, BS
4.a.1
Mitigation Measure: 4.a.1: The applicant shall employ a
qualified wildlife biologist to conduct on-site focused surveys
for the burrowing owl immediately prior to site disturbance.
Results shall be submitted to the City of Atascadero and
CDFG if necessary. If this species is found during the survey,
site work shall not proceed without specific direction from the
CDFG. If the burrowing owl is noted to be present within
proposed development areas during the above-mentioned
survey, the CDFG may not allow construction/site disturbance
to proceed until the owl(s) have vacated the burrow.
Mitigation Measure: 4.a.2: To avoid a take of active raptor
BP, GP
PS, BS
4.a.2
nests, all necessary tree removals should be conducted
between mid-September and mid-February, outside of the
typical breeding season. If tree removals are determined to be
necessary during the typical breeding season, a qualified
biologist prior to proposed development activities should
conduct a raptor nest survey. The results of the raptor nest
survey should then be submitted to CDFG, via a letter report.
If the biologist determines that a tree slated for removal is
being used for nesting at that time, disturbance should be
avoided until after the young have fledged from the nest and
achieved independence. If no nesting is found to occur,
necessary tree removal could then proceed.
Mitigation Measure: 4.a.3: To the extent feasible, avoid all
BP, GP
PS, BS
4.a.3
ground disturbance activities within woodland and grassland
habitats during the typical breeding and nesting period for
Loggerhead shrike. Breeding and nesting of this species may
commence as early as March, and extends into July and
August. If construction activities cannot be avoided during the
typical breeding season, retain a qualified biologist to conduct
a pre -construction survey to determine presence/absence of
nesting loggerhead shrike, and other special -status species
Planning Commission Resolution 2003-0070
August 5, 2003
Page 18 of 28
with potential to nest in the various habitats of the Woodland
property. If no breeding or nesting activities are detected near
the proposed work areas, construction activities may proceed.
If active nests are found within proposed work areas,
construction should be avoided until after the young have
fledged from the nest and achieved independence, or upon
approval from CDFG.
Mitigation Measure: 4.a.4: To avoid direct disturbance of
BP, GP
PS, BS
4.a.4
individual Pallid Bats, retain a qualified wildlife biologist to
inspect larger trees for the bats as well as other bat species,
prior to tree removal. If a specific tree is found to occupy bats,
the planned tree removal shall not proceed without direction
from the CDFG. Tree removal should only be conducted after
the bats have dispersed and under the supervision of a
qualified wildlife biologist.
Mitigation Measure: 4.a.5: The applicant shall employ a
BP, GP
PS, BS
4.a.5
qualified wildlife biologist to conduct on-site focused surveys
for American badger immediately prior to site disturbance.
Results of the survey shall immediately be submitted to the
City Of Atascadero, and CDFG as necessary. If active
burrows of this species are found within proposed
development areas during the survey, site work shall not
proceed without direction from CDFG. If American badger is
noted to be present within proposed development areas during
the above-mentioned survey, construction/site disturbance
should not proceed until the animal has vacated the identified
burrow.
Mitigation Measure: 4.b.1: Prior to final design, the precise
BP, GP
PS, BS
4.b.1
locations of the ephemeral drainages should be surveyed to
determine the extent to which these drainages will be
disturbed by proposed construction.
Mitigation Measure: 4.b.2: To minimize the potential for
GP
PS, BS, CE
4.b.2
indirect disturbances of drainages located both on-site and off-
site, implement appropriate erosion control measures during
construction and limit ground disturbance activities to dry
weather to avoid increased surface water runoff and erosion
on site, and sedimentation in nearby drainages. Install
appropriate erosion control devices down-slope of each
construction zone and areas experiencing disturbance of the
ground surface. Erosion control devices should be checked on
a daily basis to ensure proper function.
Mitigation Measure 4.e.1: The 54 acres of proposed opens
GP
PS, BS
4.e.1
space shall be dedicated to permanent open space with uses
restricted to recreation as identified in the Specific Plan,
including tot lot location, interpretive trails, trail staging,
fencing, and required management/maintenance for fire
prevention, public health and safety, and pedestrian trail
access.
Mitigation Measure 4.e.2: All native trees removed (currently
GP
PS, BS
4.e.2
estimated at 1,321) shall be replaced and maintained to
establishment by planting trees from the arborist's approved
list on a one to one ratio. In addition to the replacement trees,
the applicant shall plant a minimum of 20 Foothill Pine trees in
appropriate open space locations.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 19 of 28
Mitigation Measure 4.e.3: Per the recommendation of the
project arborists, the applicant shall pay into the tree mitigation
fund $50.00 for each removed oak tree. This will equal
$66,050.00. based on 1,321 trees proposed for removal.
GP
PS, BS
4.e.3
BP, GP
FO, BP, GP,
4.e.4
Mitigation Measure 4.e.4: The developer shall contract with a
F1
certified arborist during all phases of project implementation.
The certified arborists shall be responsible for monitoring the
project during all phases of construction through project
completion, as follows:
(a) A written agreement between the arborist and the
developer outlining a arborist monitoring schedule for
each construction phase through final inspection shall be
submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre -construction meeting with
engineering /planning staff, grading equipment operators,
and the project superintendent to review the project
conditions and requirements prior to any grubbing or earth
work for any portion of the project site. All tree protection
fencing and trunk protection shall be installed for
inspection during the meeting. Tree protection fencing
shall be installed at the line of encroachment into the
tree's root zone area. The root zone equals 1 -foot radius
for every 1 inch of tree trunk diameter. For any trees
requiring tree trunk protection, 2" x 4" x 8 foot boards shall
be wired together and placed around the tree trunk.
(c) As specified by the arborist report and City staff:
■ Prune all trees in active development areas to be
saved for structural strength and crown cleaning by a
licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning and
tree pruning.
■ In locations where paving is to occur within the tree
canopy, grub only and do not grade nor compact.
Install porous pavers over a three-inch bed of 3/4 inch
granite covered with one -inch pea gravel for screeding.
If curbs are required, use pegged curbs to secure the
porous pavers. Pegged curbs are reinforced six to
eight curbs poured at grade with a one -foot by one -foot
pothole every four to six linear feet.
■ All trenching or grading within the protected root zone
area, outside of the tree protection fence shall require
hand trenching or preserve and protect roots that are
larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced
protected area.
■ Any roots that are 4 inches in diameter or larger are
not to be cut until inspected and approved by the on-
site arborist.
(d) Upon project completion and prior to final occupancy of
any development phase a final status report shall be
prepared by the project arborist certifying that the tree
protection plan was implemented, the trees designated for
protection were protected during construction, and the
construction -related tree protection measures are no
longer required for tree protection.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 20 of 28
Mitigation Measure 4.e.5: The building permit site plan shall
BP, GP
PS, BS
4.e.5
identify all protection and enhancement measures
recommended by the Certified Arborist in the Tree Protection
Plan, dated 2/27/03. Tree protection fencing shall be installed
at the locations called out in the Tree Protection Plan and/or as
recommended by the project arborist.
Mitigation Measure 4.e.6: The following cut & fill slope
BP, GP
PS, BS
4.e.6
restoration is required :
■ Refer to tree protection plan dated 2/27/03 for planting
specifications, sequence and procedures.
■ Temporary plant irrigation shall be installed to adequately
water plantings for a period of not less than three years.
■ All cut and fill slopes shall be hydro mulched with a
California native blend of flowers and grasses, subject to
City approval.
■ Tree species shall include: Quercus agrifolia, Quercus
douglasii, Quercus lobata, Umbellularia californica, Platnus
racemosa, and Pinus sabiniana.
■ Shrub species shall include Heteromeles arbutifloia,
Rhamnus californica,
■ Prunus ilicifolia, and Ceanothus 'Dark Star'.
CULTURAL RESOURCES:
GP
BS
5.b.1
Mitigation Measure 5.b.1: Should any cultural resources be
unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to
a non-significant level.
GEOLOGY AND SOILS:
GP
PS, BS, CE
6.b.1
Mitigation Measure 6.b.1: The project shall incorporate the
recommendations contained within the Geo Solutions soils
report dated 11/3/02.
GP
PS, BS, CE
6.b.2
Mitigation Measure 6.b.2: The Building Permit Application
plans shall include erosion control measures to prevent soil,
dirt, and debris from entering the storm drain system during
and after construction. A separate plan shall be submitted for
this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application.
Mitigation Measure 6.b.3: All cut and fill slopes shall be
GP
PS, BS, CE
6.b.3
treated with an appropriate erosion control method (erosion
control blanket, hydro -mulch, or straw mulch appropriately
anchored) immediately after completion of earthwork between
the months of October 15 through April 15. All disturbed
slopes shall have appropriate erosion control methods in
place. Duration of the project: The contractor will be
responsible for the clean up of any mud or debris that is
tracked onto public streets by construction vehicles.
Mitigation Measure 6.c.d: A site-specific soils report shall be
BP, GP
PS, BS, CE
6.c.d
required to be submitted with future building permits for each
development phase by the building department. The building
plans will be required to follow the recommendations of the
soils report to assure safety for occupants and buildings.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 21 of 28
HAZARDS AND HAZARDOUS MATERIALS:
TO, FI
PS, BS, FD
7.h
Mitigation Measure 7.h: Due to the site location within an oak
woodland area, the project shall include an ongoing
maintenance program that will clear combustible debris and
vegetation from structures within any public or private open
space areas per the City of Atascadero Fire Department
standards. The project applicant, shall provide the initial
maintenance, and the ongoing maintenance responsibility shall
be incorporated into the establishment of a long-term
maintenance agreement by the homeowners association,
CC&R's, public facilities maintenance assessment district, or
other city -approved mechanism.
HYDROLOGY AND WATER QUALITY:
GP
PS, BS, CE
8e.f.1
Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention
Plan (SWPPP)/Erosion Control Plan shall be submitted by the
applicant and approved by the RWQCB and the City Engineer
prior to the issuance of the building permit. The plan shall
include storm water measures for the operation and
maintenance of the project for the review and approval of the
City Engineer. The Building Permit application plans shall
identify Best Management Practices (BMPs) appropriate to the
uses conducted on site that effectively prohibit the entry of
pollutants into storm water runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for
GP
PS, BS, CE
8.e.f.2
ensuring that all contractors are aware of all storm water
quality measures and that such measures are implemented.
Failure to comply with the approved construction Best
Management Practices will result in the issuance of correction
notices, citations, or stop orders.
Mitigation Measure 8.e: The proposed storm drain system,
GP, BP
BS, CE
8.e
including the on-site drainage basins, shall be designed per
the City of Atascadero Engineering standards, subject to
review and approval of the City Engineer.
LAND USE:
BP
PS
9
Mitigation Measure 9: Approval of a Conditional Use Permit
with a Master Plan of Development shall be required for the
multi -family development with a finding for exceptionally high
design and construction quality prior to application for the nine
multi -family bonus units.
NOISE:
GP, BP
PS, BS, CE
11.a.b.1
Mitigation Measure 11.a.b.1 : The dwelling units shall be
oriented so that the building construction may act as a noise
barrier on the east side of the proposed Woodlands
development, specifically for lots 124-143, in order to intercept
transportation noise from Union Pacific Railroad, as feasible.
Mitigation Measure 11.a.b.2: Soffit vents, eave vents, dormer
BP
PS, BS, CE
11.a.b.2
vents and other wall and roof penetrations shall be located on
the walls and roofs facing away from the noise source
wherever possible.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 22 of 28
Mitigation Measure 11.a.b.3: The walls of critical living spaces,
BP
PS, BS, CE
11.a.b.3
such as living rooms, lounges, bedrooms, dens, and habitable
spaces on second floors of dwelling units nearest the noise
source shall have wall construction with an S.T.C. (Sound
Transmission Class) rating of 30 or greater.
Common acoustic leaks, such as electrical outlets, pipes,
vents, ducts, flues and other breaks in the integrity of the wall,
ceiling or roof construction on the side of the dwellings nearest
transportation noise sources shall receive special attention
during construction. All construction openings and joints on
the walls on the noise facing side of the site shall be insulated,
sealed and caulked with a resilient, non -hardening caulking
material. All such openings and joints shall be airtight to
maintain sound isolation.
Mitigation Measure 11.a.b.4: To meet the interior LDN 45 DBA
BP
PS, BS, CE
11.a.b.4
requirements, windows for critical habitable spaces and for
habitable spaces in a second floor of affected units facing the
noise source shall be a double -glazed construction with one
light of laminated glass, and installed in accordance with the
recommendations of the manufacturer. The windows shall be
fully gasketed, with an S.T.C. rating of 30 or better, as
determined in testing by an accredited acoustical laboratory.
Mitigation Measure 11.a.b.5: All construction activities shall
BP, GP
PS, BS, CE
11.a.b.5
comply with the City of Atascadero Noise Ordinance for hours
of operation. Failure to comply with the noise ordinance may
result in withholding of inspections and possible construction
prohibitions, subject to the review and approval of the
Community Development Director, and in addition to penalties
identified in the Ordinance.
PUBLIC SERVICES:
PS
13
Mitigation Measure 13: A draft Fiscal Impact Report and fiscal
impact recommendations to reduce any fiscal impacts to an
insignificant level related to the proposed project is being
prepared in consultation with City staff and shall be available
for public review prior to consideration at both the Planning
Commission and City Council public hearings.
Recommendations shall be reviewed by the Planning
Commission and finalized in precise terms by the City Council
to assure all project -related impacts are identified and
mitigated prior to project approval.
RECREATION: (Refer to TTM Conditions 22 and 23)
BP
PS, BS
14
Mitigation Measure 14: The project shall include an additional
tot lot within the proposed multi -family zoning designation.
Both the staging area and multi -family tot lots shall at a
minimum include different variations of commercial -grade
swing set, slide, climbing apparatus or similar equipment on a
soft surface surrounded by decorative theme fencing designed
for the safety and enjoyment of young children. The tot lots
shall include pedestrian connection from nearby sidewalks
and/or housing areas and shall include durable seating
arrangements for adults and children. Tot lots shall be
landscaped and include shade trees be planted within and
around each tot lot.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 23 of 28
TRANSPORTATIONITRAFFIC:
BP, CE
PS, CE
15.1
Mitigation Measure 15.1: Prior to Planning Commission and
City Council formal public hearing for the proposed project:
1. City Engineer shall review and approve project circulation
impacts recommended mitigation measures (as
recommended by Omni -Means traffic study and the City
Engineer) and equitable share.
2. Project mitigation measures and phasing schedule for the
construction of the improvements shall be reviewed and
approved by the City Engineer.
Mitigation Measure 15.2: Per the Atascadero Municipal Code
BP, CE
PS, CE
15.2
9.4160 (a) (Streets), "The project shall also provide well -paved
city standard access roads from a collector or arterial to the
subdivision and repair existing under -paved or poor -condition
interior or frontage roads". The General Plan Circulation
Element lists the route of Halcon Road/Viejo Camino/Santa
Barbara Road to EI Camino Real as a circulation improvement
needed. Based on these sections of the municipal code and
the General Plan, this project shall be required to perform the
following improvements on the route from the project entrance
to EI Camino Real:
■ Widen, stripe, and improve the route to Engineering
Standard 403 "Rural Collector".
■ Overlay the route with two-inch minimum asphalt surface.
Mitigation Measure 15.3: The project shall provide a Class II
BP, CE
PS, CE
15.3
bicycle lane to connect the development to the existing bicycle
routes at EI Camino Real/Viejo Camino.
UTILITIES AND SERVICE SYSTEMS:
BP, GP
PS, BS, CE,
16.1
CA
Mitigation Measure 16.1: Development with the project site
area shall require connection to the City's future sewer system
mainline extension included in the City's Sewer Master Plan.
The applicant shall design and install the on-site mainline. For
reimbursement and maintenance, refer to the project Specific
Plan implementation section. The extension will run from the
sewer treatment plant south to Halcon Road. The mainline
shall be designed and built with capacity to accommodate
development with the proposed project as well as new
development in the area and existing uses as identified by the
City of Atascadero. The proposed line serving development
along the easterly project site will requi re a private on-site
wastewater (duplex pumps) pumping station. Provisions for
the repair and maintenance of the pump station shall be
included in the project CC&R's, subject to the City Engineer
and City Attorney approval. Design criteria for the sewer
collection system shall conform to the City of Atascadero
Standards
Mitigation Measure 16.2: Per the implementation section of
BP, GP
PS, BS, CE
16.2
the project Specific Plan, the applicant shall be required to:
■ Pay for the backbone infrastructure and community
facilities that are required to serve the project site.
■ The developer shall pay school fees prior to certificate
occupancy.
■ A project area Public Facilities Maintenance Assessment
District shall be formed for the collection of assessment
fees to finance the maintenance of all public facilities in the
project area. Funds will be collected by the County Tax
Collector and distributed to the City biannually. The City
shall administer the funds and provide or contract for all
maintenance activities.
Planning Commission Resolution 2003-0070
August 5, 2003
Page 24 of 28
Mitigation Measure 16.3: Development within the proposed
BP, GP
PS, BS, CE
16.3
project shall conform to all existing City of Atascadero
standards set forth in the City's General Plan, Zoning
Ordinance, Municipal Code, and Public Works Standards
unless otherwise specified in the Specific Plan. Each phase of
project development shall pay all required fees established by
the City, including permit, school, plan check and impact fees,
to mitigate all off site facilities impacts anticipated under the
General Plan. A fiscal impact report is being prepared by
David Taussig & Associates to evaluate the proposed project
impacts on City services and shall be available prior to
Planning Commission and City Council formal public hearing
and project consideration or approval. Recommendations
shall be reviewed by the Planning Commission and finalized in
precise terms by the City Council to assure all project -related
impacts are identified and mitigated prior to project approval.