HomeMy WebLinkAboutPC_2003-08-19_AgendaPacketCITY OFATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
August 19, 2003 — 7:00 P.M.
City of Atascadero
6500 Palma Ave. — 4t" 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 AUGUST 5, 2003.
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the
Chair will open the public hearing and invite the applicant or applicant's representative to make any
comments. Members of the public will be invited to provide testimony to the Commission following the
applicant. Speakers should state their name and address for the record and can address the Commission for
five minutes. After all public comments have been received, the public hearing will be closed, and the
Commission will discuss the item and take appropriate action(s).)
2. TO BE CONTINUTED TO A DATE UNCERTAIN: RECONSIDERATION OF CUP
2000-0022,6125 SAN ANSELMO AVENUE TOURIST COMMERCIAL PROJECT
Applicant:
Jim Shores & Diane Norton, P.O. Box 216, Atascadero, CA 93423
Project Title:
San Anselmo Avenue Tourist Commercial Project Reconsideration of Conditional
Project Title:
Use Permit 2000-0022 for installation of a shade structure over the vacuum unit
islands of a previously approved carwash facility.
Project
6125 San Anselmo Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 049-225-024
Project
The proposed project is a reconsideration of an approved Conditional Use Permit to
Description:
allow for installation of a shade structure over a portion of a carwash facility.
General Plan Designation: GC (General Commercial)
Project
Zoning District: (CT) Commercial Tourist
3. ZCH/SPECIFIC PLAN 2003-0041, TTM 2003-0027 WOODLANDS SPECIFIC PLAN
(CONTINUED FROM MEETING OF AUGUST 5, 2003.)
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)
4. ZCH 2003-0040, CUP 2003-0090, VESTING TPM 2003-0036
Applicant:
Residential Suburban
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is
Environmental
proposed. The proposed Mitigated Negative Declaration is available for public review
Determination
through 8/19/03 at 6500 Palma Avenue, Community Development Department, from
Location:
8:00 a.m. to 5:00 p.m., Monday through Friday.
4. ZCH 2003-0040, CUP 2003-0090, VESTING TPM 2003-0036
Applicant:
Rick Jorgensen, 5460 Mariquita Avenue, Atascadero, CA 93422; Phone:
805/460-9377
Project Title:
5460 Mariquita Colony House Zone Change 2003-0040, Conditional Use
Project
Permit 2003-0090, Vesting Tentative Parcel Map 2003-0036 for a 4 -unit PD-
Location:
P cottage complex.
Project
5460 Mariquita Avenue, Atascadero, CA 93422 (Single Family Residence)
Location:
(San Luis Obispo County) APN 029-292-024
Project
The proposed project consists of an application for a Zone Change,
Description:
Conditional Use Permit, and Vesting Tentative Parcel Map. The proposed
project consists of three new single-family homes and the retention of one
existing single-family home located on individual lots that will be developed
under the requirements of PD -7 overlay district with the Residential Multi -
Family (RMF -10) zoning district. The new homes will range in size from
838 to 1,455 square feet. The existing 2,100 square foot home will remain in
its present size and location. The project includes one home per lot each
with a two car attached garage with two additional uncovered parking
spaces.
General Plan Designation: Medium Density Residential (10 units/acre)
Zoning District: Residential Multiple Family— RMF -10
Proposed
Based on the initial study prepared for the project, a Negative Declaration is
Environmental
proposed. The proposed Negative Declaration is available for public review
Determination
through 8/19/03 at 6500 Palma Avenue, Community Development Department,
from 8:00 a.m. to 5:00 p.m., Monday through Friday.
5. CONDITIONAL USE PERMIT 2002-0077
Applicant:
Cingular Wireless 3345 Michelson Drive Ste 100, Irvine, CA 92612, Phone:
(949) 437-8655.
Project Title:
Conditional Use Permit 2002-0077, Telecommunication Facility.
Project
13740 Falcon Rd, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 055-361-020.
Project
The project consists of an application to construct two panel antennas on one
Description:
new 15 -foot pole, and install a 24' x 8' equipment shelter. The poles,
antennas, and equipment shelter will be painted a natural brown tone to
blend with the hillside and native vegetation. Native landscaping is also
included as part of the project. The building site is moderate to steeply
COMMISSIONER COMMENTS & REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission will be September 2, 2003 at City Hall in
the 4th Floor Rotunda, 6500 Palma Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission atlor prior to this public hearing.
\\CityhaII\CDvlpmnt\- PC Agendas\PC 2003\PC Agenda. 08-19-03.word.am.doc
sloped and covered primarily with native shrubs and grasses. The site will
utilize existing access from a private road off of Palo Verde and Highway
41.
General Plan Designation: Rural Estates
Zoning District: Residential Suburban
Proposed
Environmental
Determination
COMMISSIONER COMMENTS & REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission will be September 2, 2003 at City Hall in
the 4th Floor Rotunda, 6500 Palma Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission atlor prior to this public hearing.
\\CityhaII\CDvlpmnt\- PC Agendas\PC 2003\PC Agenda. 08-19-03.word.am.doc
City ofAtascadero
WELCOME TO THE ATASCADER0 PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month
at 7: 00 p.m., in the Rotunda of City Hall. Matters are considered by the Commission in the
order of the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City
Hall business hours at the Permit Center counter. An agenda packet is also available for public review at the
Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that
are either read into the record or referred to in their statement will be noted in the minutes and available for review
in the Community Development Department office.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager's Office, (805) 461-5010, or the
City Clerk's Office, (805) 461-5074. Notification at least 48 hours prior to the meeting or time when services are
needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the
meeting or service.
TO SPEAK ON AGENDA ITEMS
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Commission regarding the matter being
considered to step up to the podium. If you wish to speak for, against or comment in any way:
• You must approach the podium and be recognized by the Chairperson
• Give your name and address (not required)
• Make your statement
• All comments should be made to the Chairperson and Commission
• All comments limited to 5 minutes (unless changed by the Commission)
• No one may speak for a second time until everyone wishing to speak has had an opportunity to do so,
and no one may speak more than twice on any item.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, "PUBLIC HEARINGS," the Chairperson will call for anyone from the audience having
business with the Commission to:
• Please approach the podium and be recognized
• Give your name and address (not required)
• State the nature of your business
This is the time items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes
will be allowed for Community Forum (unless changed by the Commission).
Cdvlpmnt/PC Agenda/ -Welcome and meeting information1doc
ITEM NUMBER: 1
DRAFT DATE: 08/19/03
CITY OFATASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
August 5, 2003 — 7:00 P.M.
CALL TO ORDER
Chairperson Fonzi called the meeting to order at 7:03 p.m. and Commissioner Beraud led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Beraud, Jones, O'Keefe, Porter, Vice Chairperson Kelley
and Chairperson Fonzi
Absent: None
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 Roland Snow and Recording
Secretary Grace Pucci.
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by Commissioner Jones to approve the
agenda.
AYES: Commissioners Bentz, Jones, Beraud, O'Keefe, Porter, Kelley and Chairperson
Fonzi
NOES: None
ABSTAIN: None
Motion passed 7.0 by a roll -call vote.
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON JULY 15, 2003.
MOTION: By Commissioner Beraud and seconded by Commissioner Porter to approve the
Consent Calendar.
AYES: Commissioners Beraud, Porter, O'Keefe, Bentz, Jones and Chairperson Fonzi
NOES: None
ABSTAIN: Vice Chairperson Kelley
Motion passed 6:0 by a roll -call vote.
PUBLIC HEARINGS
4.
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 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.
There was a brief Commission discussion regarding continuing the vote only on this item to the
next Planning Commission meeting. Chairperson Fonzi stated that there was a great deal of
information received on this item by the Commission at a late date and there should be adequate
time available to study the material. There was Commission consensus to leave the decision on
continuing the vote on this item open until later in the evening.
Eric Greening, 7365 Valle, stated that he had read the staff report available to the public in the
library on Monday, but as he is now hearing there is other information to be considered in this
hearing that was not available to the public, he urged the Commission to not take action at this
time and to make any new information available to the public.
Planning Services Manager Steve McHarris provided the staff report with City Engineer Steve
Kahn and both answered questions of the Commission.
The following corrections to the staff report were included for the Commission:
1. Project is 120 acres.
2. RSF-3 estate lots shall be subject to staff design review (Delete Condition #13, Page 124),
add SFR -3 to Condition #9, #10 and #11 page 124.
3. Change Condition # 26 page 126 and TTM # 13 page 162) lower right hand box from "1"
to "4".
4. Condition # 63 page 130 and TTM #29 page 166 last bullet item should read "Santa
Barbara Road/San Antonio Road".
5. Add new condition that MRF be included into Phase I Development.
6. Delete condition 88 page 133 and TTM #74 page 168.
7. Inclusionary Housing Table (Page 33) and Exhibit has been revised.
8. Slopes of 5' or greater shall be landscaped, not 10 feet.
9. "Via Camino" is actually Viejo Camino in traffic report & mitigation.
Bob Fowler, Vice President R.W. Hertel & Sons, Inc., applicant, thanked staff for being so
helpful in putting the project together and providing an excellent staff report. Mr. Fowler
introduced John Knight, RRM Design Group and the rest of the project team. Mr. Knight made
a formal presentation on behalf of the applicant (Exhibit A) and with Mr. Fowler answered
questions of the Commission.
Bob Fowler discussed the issue of inclusionary housing. He indicated that inclusionary housing
was not dealt with at the time they began design for this project and made application to the City.
They attempted to design the project in accordance with the guidelines as set forth in the General
Plan, and therefore designed this project with multiple tiers of housing product, which they felt
would address the affordability issues. Since the project has been going through the process, the
City has adopted an inclusionary policy. Because of the way the project is designed it would be
difficult to change the design to increase density. He proposed an alternate affordability
percentage, which he reviewed in detail for the Commission.
Jack Brazeal, arborist for the project, answered questions of the Commission.
Chairperson Fonzi recessed the hearing at 9:15 p.m.
Chairperson Fonzi called the meeting back to order at 9:28 p.m.
PUBLIC COMMENT
Eric Greening, 7365 Valle, thanked staff and the applicant for their presentations and raised the
following issues:
1) Affordable housing is needed by approximately 60% of the population and anything that
can be done to add to the supply should be encouraged.
2) Regarding the two classes of monthly fees, would they be added to payments for rents or
to the purchase price of a home when coming up with the affordability figure? Will
tenants or renters be assessed the same fees as the homeowners? Also, will the occupants
of second units be assessed the full fees or will they be split among occupants of those
lots? How will fees be assessed on different categories of lots?
3) Circulation issues including the interchange at Santa Barbara Road and adjacent
intersections as well as the intersections with El Camino. These will be experiencing
massive cumulative impacts from this project, from Tract 1 at the Santa Margarita Ranch,
the Eagle Ranch, and the second unit project in southern Atascadero. He would like to
see an analysis of the cumulative impact of all these projects on intersections in the area.
4) Is there a plan for no left turns from San Antonio? This would be a tremendous impact
on circulation for people living in south Atascadero. Have the people of south
Atascadero been informed that this project condition could affect them?
5) Tree mitigation: what is the state of natural recruitment on this project and is it possible
for a seedling protection plan of the naturally recruiting seedlings to be part of the
"landscaping assessment"? He is concerned with the very significant reduction in
mitigation fees without an established nexus that gives an exact evaluation of what the
City is getting instead.
6) There is a need for a transit stop near the site, especially given the multi -family housing.
Bob Baron, 9555 Santa Barbara Road, stated he owns five acres that abuts this project. He is
concerned about the increased drainage that will be caused given the retention ponds, one of
which empties directly into one of his fields. He is also concerned that the grading is to be done
all at once while the paving and drainage pipes will not be in place until some later date.
Eric Greening referred to the distribution of open space and asked if there has been any analysis
of wildlife corridor needs in terms of wildlife circulation patterns. He stated it appears there is
not much access between the open space areas from the standpoint of wildlife. As there is a
proposed negative declaration, all significant impacts have to be mitigated to a level of
insignificance or an EIR would be required.
Chairperson Fonzi closed the Public Comment period.
Chairperson Fonzi asked staff and applicant to address questions raised during the Public
Comment period.
Vice Chairperson Kelley made the following points:
1. Traffic: requested a three-way stop at the intersection at the entrance to the project.
2. Viejo Camino: with the large increase of traffic at this intersection, he would like to see a
plan in which the Woodlands participate in a fair percentage of the cost of a signalized
intersection.
3. Assessment District: he is in full favor of this, and feels the assessment district should be
added on to the estate lots so those homeowners can participate in the cost of the road and
park system which they will be benefiting from.
4. Appearance and design for the homes can be taken care of by the CC&R's.
5. Assessment District could implement a 2% increase in the cost of the Assessment District
every year.
6. Against second units on the one-half acre lots. He feels this is contrary to provisions for
second units in the updated General Plan.
7. Agrees with the applicant's proposal to offer the 10% affordable housing.
8. Tree mitigation: he would like to discuss the possibility of taking the extra cost incurred
by planting the 1,351 trees and incorporate that into the open area making a pristine park
area for the town.
Commissioner O'Keefe made the following comments:
1. Inclusionary housing: despite this project commencing before the inclusionary policy
was adopted, the General Plan stated that the City would be implementing an
inclusionary housing policy. Additionally, the last project to come before the
Commission was begun prior to the inclusionary policy being adopted and they did
provide 25% of their salable houses toward affordable housing. Commissioner O'Keefe
feels if the Commission continues to make exceptions, inclusionary housing simply won't
happen.
2. Second units: the General Plan clearly specifies one -acre minimums for second units and
she does not support making exceptions to this policy.
3. Tree mitigation: it seems the specific plan supercedes ordinances and the General Plan
and she is opposed to these exceptions. She questioned whether Planned Developments
couldn't also request these kinds of exceptions.
4. Open space: this is a special feature of the specific plan and should not impact tree
mitigation.
5. Gated area for estate lots: it is not necessary for this area to be separated.
Commissioner Jones stated his main concern was with safety issues.
1. He is in support of the three-way stop.
2. Inclusionary housing: there is a real need for this type of housing and he would like to see
a greater percentage for this project than what has been set aside.
3. Second units: these are necessary to provide for appropriate retirement/assisted care
facilities for the growing elder population. He would like to see these second units
designed at the same time as the primary dwelling.
4. Gated community: the gated area bothers him, as this development does not have any
safety or commercial impacts that might make gates necessary.
Commissioner Beraud indicated the following concerns and their impact on the mitigated
negative declaration:
1. The tree plan is not following the Atascadero Native Tree Ordinance. She would like to
see the applicant meet those guidelines.
2. Open space: not part of the mitigation as it is already part of the General Plan.
3. Inclusionary housing: feels strongly that the applicant should meet the interim
guidelines. She would like to see staff work with the applicant to make that happen.
4. Second units: does not support second units in this area, as it would make it quite
crowded.
5. Gated section: she is opposed to the gated area.
Commissioner Beraud feels this project should be continued, as many items do not meet the
General Plan.
Commissioner Porter made the following comments:
1. Tree mitigation: feels it is fair as is. The $66,000 with the one-for-one replacement and
the 54% open space is adequate.
2. Inclusionary housing: would like to see more affordable units. This type of housing is
greatly needed and this type of project should offer such units.
3. Second units: should be allowed because it adds variety to the type of housing offered.
4. Gated community: does not support, Atascadero does not have a gated community type
of atmosphere and there is no need for it in this project.
Commissioner Bentz made the following points:
1. Three-way stop: he is in support of this idea.
2. Inclusionary housing: should be a higher percentage.
3. Second units: should remain in project, and should be built at the same time as the
primary residence.
4. Gated community: he is not in support of a gated community.
5. Tree mitigation: he has no problem with the mitigation plan.
MOTION: By Chairperson Fonzi and seconded by Commissioner O'Keefe to continue this
project for further discussion, and topics for discussion to be brought up after the
vote.
AYES: Commissioners O'Keefe, Beraud, Porter, Kelley and Chairperson Fonzi
NOES: Commissioners Jones and Bentz
ABSTAIN: None
Motion passed 5:2 by a roll -call vote.
Chairperson Fonzi outlined the issues the Commission would like staff to bring back.
1. Information on traffic calming measures, especially at the crosswalk area, the possibility
of a three-way stop at the entrance and the feasibility of a traffic signal at El Camino Real
and Viejo Camino.
2. More information on inclusionary housing. Benefits of in -lieu versus more units. How
many units should be built, where should they be built and what type should be built.
3. Nexus between the benefits of all the proposed projects and the open space.
4. Problems that may arise from having second units on all lots versus the one -acre lots.
5. More information on tree mitigation, particularly a nexus between the open space and the
benefit of the open space versus the money to be paid into the tree fund.
6. More overall compliance with the tree ordinance.
7. Information on trading off some of the mitigation requirements in lieu of the landscaping
to be done. What native tree re -plantings are part of the project and how that would be
credited under the tree ordinance.
8. Total fee calculation as expected from the developer and its contribution toward any kind
of capital improvement and/or developer impact fees, and whether it is recurring or non-
recurring.
9. Information about the assessment districts and their possible impacts in terms of cost per
unit.
10. Impact on mitigated negative declaration if the project does not follow the Atascadero
Native Tree Ordinance.
11. Information from the Fire Department on fire safety and the interface between the
residential area and the open space.
12. Requirement that second units are built at the same time as the primary residence.
13. Rental workforce housing should be inserted into the resolutions, not just the for -sale
housing.
14. Removal of gated area.
15. Information on the possibility of a transit stop for the project.
16. Information on application of the homeowners association to the entire project, making it
one planned development rather than two.
Chairperson Fonzi closed the Public Hearing on this project to be continued to the Planning
Commission meeting on August 19th at 7:00 p.m.
COMMISSIONER COMMENTS & REPORTS
Commissioner O'Keefe expressed her support for the Commission receiving staff reports earlier.
Commissioner Beraud suggested that the Commission work under the same timeline as the City
Council for receiving staff reports.
Chairperson Fonzi thanked staff for the excellent presentation on the Woodlands Project.
DIRECTOR'S REPORT
Community Development Director Frace informed the Commission that the staff report on the
Woodlands Project would not be reissued, and there will be a supplemental report to address the
issues raised tonight. Director Frace gave the Commission an update of future agendas.
ADJOURNMENT
Chairperson Fonzi adjourned the meeting at 10:29 p.m. to the next regularly scheduled meeting
on August 19, 2003.
MEETING RECORDED AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
The following exhibits are available for review in the Community Development Department:
Exhibit A — John Knight, PowerPoint presentation
ITEM NUMBER:
DATE: 8/19/03
TO BE CONTINUTED TO A DATE UNCERTAIN: RECONSIDERATION OF CUP
2000-0022,6125 SAN ANSELMO AVENUE TOURIST COMMERCIAL PROJECT.
Applicant:
Jim Shores & Diane Norton, P.O. Box 216, Atascadero, CA 93423
Project Title:
San Anselmo Avenue Tourist Commercial Project Reconsideration of Conditional Use
Permit 2000-0022 for installation of a shade structure over the vacuum unit islands of a
previously approved carwash facility.
Project
6125 San Anselmo Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 049-225-024
Project
The proposed project is a reconsideration of an approved Conditional Use Permit to allow for
Description:
installation of a shade structure over a portion of a carwash facility.
General Plan Desionation: GC (General Commercial)
Zoning District: (CT) Commercial Tourist
\\Cityhall\CDvlpmnt\- CUP - Conditional Use Permits\CUP 00\CUP 2000-0022 Gearhart San Anselmo Site\TO BE CONTINUED 8-19-
03.am.doc
Planning Commission Staff Report
SUBJECT:
ITEM NUMBER: 3
DATE: 8-19-03
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: 3
DATE: 8-19-03
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:
(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
Planning Commission Public Hearing
On August 5, 2003, the Planning Commission held a public hearing for the proposed project.
The Commission continued the hearing to August 19, 2003 with the following comments and
requests for additional information:
1. Traffic calming methods at project entrance
The applicant has agreed to install a i-way stop at the Halcon Road project entrance
(Condition 63, TTM 49).
ITEM NUMBER: 3
DATE: 8-19-03
2. Cost participation for signals at Viejo Camino/El Camino Real
The City Engineer has included signalization of this intersection (Condition 63).
3. Inclusionary housing comparison of in lieu vs. additional units
The applicant has revised their proposal by proposing additional moderate units and in-
lieu
nlieu fees. Applicant shall present revised proposal to Planning Commission at the public
hearing based upon preliminary scenarios identified in Section 7 of the staff report.
4. Open space benefits and credits for open space dedication
The General Plan identifies 40 percent of the project site to be open space. The open
space was considered for the areas of the site continuing dense native oak tree groves.
However, the open space is not specifically identified as mitigation for the project. Thus,
the applicant anticipates credit to be applied toward the open space fees for any dedicated
public access acreage set aside above the 40 percent identified in the general plan. City
Finance and Engineering Department shall determine exact fee credits.
5. Second units
The applicant has clarified that the proposed SFR -3 (21 total lots) second units will be
constructed by the applicant. The units will comply with the City's second unit
ordinance with the exception of 1 -acre minimum lot size. The exclusion of the 1 -acre
minimum lot size within the Specific Plan will supercede the zoning ordinance for these
specific lots only and does not establish a binding precedence for future projects within
the City. The applicant may consider incorporation of the second units into the proposed
affordable housing program that will be presented to the Commission at the public
hearing.
6. Tree mitigation compliance
The applicant has modified the proposal to be compliant with the native tree ordinance.
Refer to Section 5 of the staff report for details.
7. Total fee calculation toward all improvements
Woodlands Fee Summary
Buiding Permit Fees
Capital Facilities Fees
Wastewater Fees
Inclusionary Housing Fee
Native Tree Mitgation
Total per Unit
SFR / Unit MFR / Unit
$
3,806.00
$
2,902.00
$
11,311.00
$
9,750.00
$
1,788.00
$
1,661.00
$
3,602.00
$
1,034.00
$
594.00
$
594.00
$ 21,101.00 $ 15,941.00
AMWC and Atascadero School District Fees not included.
ITEM NUMBER: 3
DATE: 8-19-03
8. Assessment district impact on housing affordability
According to the applicant, the proposed assessment will increase monthly taxes or rents
by approximately $40 per month. If an HOA was established, the HOA fees would likely
be $125 per month.
9. Tree mitigation effect on mitigated negative declaration
The applicant has modified the proposal to be compliant with the native tree ordinance.
Refer to Section 5 of the staff report for details.
10. Fire safety interface with open space
Page II -8 of the Specific Plan identifies Policy OS -8 "Open Space areas shall include a
50 foot defensible space from street frontages and 100 foot defensible space from
residential buildings.
11. Feasibility of incorporating rental units into workforce policy.
Staff does not consider this proposal as an effective method of providing housing
opportunities to the local workforce due to the higher turnover rates of rental units as
compared to for -sale units.
12. No
The applicant has agreed to remove the gate from the project (Condition 16).
13. Participation in a public transit stop
City policy is to include public transit stops along arterial streets, which does not include
Halcon Road. El Camino Real along Dove Creek is currently the closest planned transit
stop location. A transit stop may be provided by the City along Viejo Camino in the
future but the project is not conditioned to participate in the cost of this facility.
14. Home Owner's Association for entire project
The applicant has proposed the HOA to maintain the private road only for the SFR -3
area.
Although this staff report is extremely similar to the August 5th report, this updated report
contains typographical corrections and clarifications. More importantly, this report contains
significant changes based on Planning Commission comments and concerns in the following
sections:
• Deferred Project Approval Matrix — Staff design review of SFR 3 added to project;
• Native Tree Mitigation — Mitigation fees added to project; and
• Inclusionary Housing —Additional units and in lieu fees added to project.
Staff recommends that these areas be reviewed carefully as the applicant has proposed
revisions to the project in response to Planning Commission comments.
ITEM NUMBER: 3
DATE: 8-19-03
Analysis of Planning Issues
1. Project Definition
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
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
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 CUP/MPD
X
X
Staff Appearance Review
X
X
X
X
X
HOA CC&Rs
X
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: 3
DATE: R-1 q-03
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: 3
DATE: 8-19-03
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 multifamily 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
ITEM NUMBER: 3
DATE: 8-19-03
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: 3
DATE: 8-19-03
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: 3
DATE: s_i q_na
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: 3
DATE: R-1 MI
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 f)ot 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.
MSFR-1 Small Lot
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ITEM NUMBER: 3
DATE: 8-19-03
B. Multi -Family Residential
The project contains 135 multifamily residential units. According to the applicant, these
units will include approximately 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 multi
family 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).
air
Jill I
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ITEM NUMBER: 3
DATE: 8-19-03
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);
masonry 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 l .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: 3
DATE: 8-19-03
■ 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 multifamily
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: 3
DATE: 8-19-03
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: 3
DATE: S -i s -ns
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: 3
DATE: S -i 4-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: 3
DATE: s_i mn
P.U.E. Side— lante Bike Travel Lane Median Travel Lane 11 -ane
Bike P.U.Ep12' 1��
Collec't`orr`Street SQe`ction Entry Drive
Section A Not to Scale
ITEM NUMBER: 3
DATE: 8-19-03
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 11 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 withpedestrian 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.
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: 3
DATE: 8-19-03
■ 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).
Tnfrastructnre
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: 3
DATE: 8-19-03
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 non -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: 3
DATE: 8-19-03
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: 3
DATE: 8-19-03
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 Tree 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 consistent with the City's Tree Preservation Ordinance. 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
has been adjusted to credit the applicant for the proposed 1,321 five -gallon size native trees
to be planted on site, and is summarized as follows:
Single Family Mitigation Requirement
Deciduous Native Trees (inches)
dbh notes Totals
12280 -inches
Tree Fund Payment: $ 204,666.67 $ 204,666.67
Mitigation Required
Replantings 4428 five gal trees
or
Mitigation Fees $ 221,400.00
Mitigation Proposed
Replantings 1321 five gal trees
Mitigation Fees
Mitigation Remaining
Mitigation Fees $155,350.00
ITEM NUMBER: 3
DATE: 8-19-03
Multi Family Mitigation Requirement
Deciduous Native Trees (inches)
dbh notes Totals
502 -inches
Tree Fund Payment: $ 16,733.33 $ 16,733.33
Staff Recommendation: The proposed tree mitigation including fee payment and native tree
replacements providing a valuable combination of tree preservation to the City. Staff
identifies the proposal as consistent with the City's tree preservation ordinance.
Native Tree Ordinance Applicant Proposal
Fees $213,316 $155,350 *
Replanting Or 4,428 Trees (5 gal size) And 1,321 five -gallon trees
* Includes credit for 1,321 5 -gallon size native trees to be planted on site.
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
anticipates $155,350.00 could be paid into the City's native tree mitigation account and 1,321
five -gallon size native trees be planted on site. However, the fund payment and number of
trees planted may vary as long as the combination is compliant with the tree preservation
ordinance. (Refer to Condition 21, 22, Mitigation Measures 4.e.1 - 4.e.5).
ITEM NUMBER: 3
DATE: 8-19-03
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.
6. 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 multi
family and mixed use commercial land use
areas shall be as follows:
o 20% Very Low Income
o 37% Low Income
o 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
fora period of 30 years.
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.
4.
ITEM NUMBER: 3
DATE: 8-19-03
D. Affordable Housing Standards
1.
The exterior design and quality standards for
affordable units shall 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. A construction timeline
shall be approved by the City Council prior to
construction.
E. In -Lieu Fees
1.
In -lieu fees for units and fractions of units shall
be based on 2.50% of the valuation of the
market rate unit.
F. Alternatives
1.
The developer may request and the City Council
may approve any of the following alternatives
to on-site construction or payment of in -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 shall be treated as density
bonus units that are not counted as part of 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 multi -family 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 and possible alternatives with the Commission.
Staff Analysis: The applicant has discussed possible inclusionary housing alternatives with
staff and has requested that their revised proposal be presented at the Planning Commission
public hearing. Staff has included the following tables identifying an example in -lieu fee
calculation for a residential unit, and three comparison tables identifying possible applicant
proposals as compared to the City's inclusionary policy. 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.
ITEM NUMBER: 3
DATE: s_i q_na
In -Lieu Fee Worksheet Example:
Permit tt I BLD -2003-2587
Perrrut Type : ■
Occupancy I Construction
I Sq Feet
Address 9025 CASCADA RD
IATASCADERO CA 93422
Rate Code I Rate I Calculated Value Actual Value
101a jjjx
1533
Good
92.40 141,649.20 141,649.20
Inclusionary Housing
Council Policy
434d
130 Good
F 16.10 483.00 1 483.00
MFR Units
rv—o Contributing sq feet
Description
438 I"
441
Good
24.30 10,716.30 10,716.30
fy—o Contributing sq feet
Description
$ 120,000.00
T,Qtal cr ribvting sq leet 0ria
Ice..,* � 152.$4$ 50 15 ,$4#,50
Affordable Housing Plan
Table 1: Fees with no affordable units
Inclusionary Housing
Council Policy
Proposed
Difference
In -Lieu Fee
MFR Units
135 units
20% Affordable
27 units
Valuation
$ 120,000.00
Affordable Distribution
20% Very Low
5.0 units
0 units
-5 units
-100%
37% Low
10.0 units
0 units
-10 units
-100%
43% Moderate
12.0 units
0 units
-12 units
-100%
27.0 units
0 units
-27 units
-100% $ 405,000.00
$3,000 / MFR unit
Inclusionary Housing Council Policy Proposed Difference In -Lieu Fee
SFR Units 143 units
20% Affordable 29 units
Valuation $ 197,000.00
Affordable Distribution
100% Moderate 29 units 0 units -29 units -100%
29 units 0 units -29 units -100% $ 704,275.00
$4,925 / SFR unit
ITEM NUMBER: 3
DATE: s -i mn
Affordable Housing Plan
Table 2: Current Applicant
Proposal "A"
Inclusionary Housing
Inclusionary Housing
Council Policy
Proposed
Difference
In -Lieu Fee
In -Lieu Fee
MFR Units
135 units
20% Affordable
20% Affordable
27 units
Valuation
Valuation
$ 120,000.00
Affordable Distribution
Affordable Distribution
20% Very Low
20% Very Low
5.0 units
2 units
-3 units
-60%
37% Low
37% Low
10.0 units
5 units
-5 units
-50%
43% Moderate
43% Moderate
12.0 units
17 units
5 units
42%
27.0 units
27.0 units
24 units
-3 units
-11%
$ 45,000.00
$1,034 / MFR unit
$405 / MFR unit
Inclusionary Housing
Council Policy
Proposed
Difference
In -Lieu Fee
In -Lieu Fee
SFR Units
143 units
20% Affordable
20% Affordable
29 units
Valuation
Valuation
$ 197,000.00
Affordable Distribution
Affordable Distribution
100% Moderate
100% Moderate
29 units
4 units
-25 units
-86%
29 units
29 units
4 units
-25 units
-86%
$ 605,775.00
$3,602 / SFR unit
$4,358 / SFR unit
Affordable Housing Plan
Table 3: Current Applcant Proposal "B"
Inclusionary Housing
Council Policy
Proposed
Difference
In -Lieu Fee
MFR Units
135 units
20% Affordable
27 units
Valuation
$ 120,000.00
Affordable Distribution
20% Very Low
5.0 units
2 units
-3 units
-60%
37% Low
10.0 units
5 units
-5 units
-50%
43% Moderate
12.0 units
12 units
0 units
0%
27.0 units
19 units
-8 units
-30%
$ 120,000.00
$1,034 / MFR unit
Inclusionary Housing
Council Policy
Proposed
Difference
In -Lieu Fee
SFR Units
143 units
20% Affordable
29 units
Valuation
$ 197,000.00
Affordable Distribution
100% Moderate
29 units
9 units
-20 units
-69%
29 units
9 units
-20 units
-69%
$ 482,650.00
$3,602 / SFR unit
ITEM NUMBER: 3
DATE: 8-19-03
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.
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 '2 of the units for sale to residents or workers within the City of Atascadero, including the
affordable units. The agreement shall include the following provisions:
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
7. 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 on- 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).
8. 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, Model 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
ITEM NUMBER: 3
DATE: 8-19-03
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
general fund. Projects that are found to have a rugative 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
ITEM NUMBER: 3
DATE: 8-19-03
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
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 Mitigation: 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.
ITEM NUMBER: 3
DATE: 8-19-03
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.
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.
9. 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
ITEM NUMBER: 3
DATE: 8-19-03
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 ".
■ 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.
ITEM NUMBER: 3
DATE: 8-19-03
10. 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:
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,
ITEM NUMBER: 3
DATE: 8-19-03
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.
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
ITEM NUMBER: 3
DATE: 8-19-03
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 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.
ITEM NUMBER: 3
DATE: 8-19-03
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
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 develop the
additional information. The Commission should clearly state the type of information
that is required and move to continue the item to a future date.
3. The Commission may recommend the City Council deny the project. The parcel
would retain its designation of Residential Suburban. The Commission should
specify the reasons for denial of the project and make an associated finding with such
action.
ITEM NUMBER: 3
DATE: 8-19-03
PREPARED BY: Steve McHarris, Planning Services Manager
ATTACHMENTS:
Attachment 1: Location Map, Zoning and General Plan
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: 8-19-03
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: 3
DATE: s-1 s-n*i
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 19, 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 19, 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 19, 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 19, 2003
Page 3 of 3
Exhibit A Proposed Mitigated Negative Declaration 2003-0026
Planning Commission Resolution 2003-0068
August 19, 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 19, 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 19, 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 Change Creating 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 19, 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 19, 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 19, 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 19, 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
Residentia�X, (SFR Y) Single -Family ResidentiapY, (HDR) High Density Residential,
(GC) General Commercial, (O S) 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 19, 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 19, 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 19, 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 19, 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 19, 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 19, 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
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
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 19, 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 19, 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 19, 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 19, 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 19, 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 19, 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 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
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 19, 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
FI: 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, SFR -2, and SFR -3 street -facing residential
BP
PS
elevations 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, SFR -2, and SFR -3 architectural styles of the
BP
PS
plan shall include Craftsman, Traditional, Monterey
Ranch, California and Bungalow. There shall be
minimum three different elevations for the SFR -1 and
three different elevations for the SFR -2 residential areas.
11. The applicant shall work with staff on selection of
BP
PS
building 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, SFR -
3, 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. TT,hA :21 CCR 2 ost@ o hots shall be s ibjert tQ GGR_l7
BP
PS
The MFR shall be in the first phase of development.
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
Planning Commission Resolution 2003-0069
August 19, 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
FI: 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
Plan;
■ Lots with a second units shall contain a deed
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, entry landscaping
features, and fencing to be installed by the
developer;
• No main or individual lot entry gates; and
• 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. The project shall comply with the City of Atascadero native
BP
PS, BS
Tree Ordinance with payment into the native tree fund of
$155,350 and replanting of 1,321 five -gallon size native
trees, or a combination of five -gallon and larger size trees
Planning Commission Resolution 2003-0069
August 19, 2003
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
in Specific Plan Appendix F. Affordable unit phasing
PS: Planning Services
schedule shall be approved by the City Council.
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 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
credited per the native tree ordinance. The fund payment
and number of trees planted may vary but shall be compliant
with the tree preservation ordinance.
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).
Typical landscape and irrigation plans shall be approved prior to
building permits, including the following:
■ All exterior meters, air conditioning units and mechanical
equipment shall be screened with landscape material.
Trash/recycle container areas shall be screened with
fencing or landscape.
■ All front yard areas (except SFR -3 area) within the
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 ornamental (non-native) hillside trees
shall be minimum 15 -gallon size and double staked.
■ Natural revegetated slope areas are calculated to be 5 -
galllon size but may be an equivalent combination of 5
gallon and larger container sizes and credited per the
native tree ordinance.
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 staff 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. Affordable unit phasing
schedule shall be approved by the City Council.
Planning Commission Resolution 2003-0069
August 19, 2003
27. Workforce Housing
Prior to recordation of final map, the applicant shall enter into a
legal agreement with the City to reserve '/2 of the units fo r sale
to residents or workers within the City of Atascadero, including
the affordable units. The agreement shall include the following
provisions:
■ The units shall be offered for sale to residents or workers
within the City of Atascadero for a minimum of 60 -days.
During this time period offers may only be accepted from
Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City
that at least one of the qualified buyers is a resident or
worker within the City Limits of Atascadero;
■ The Atascadero resident or worker restriction shall apply
to the initial sale only;
■ The applicant shall identify which units will be reserved;
and
The City Attorney shall approve the final form of the agreement.
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
Planning Commission Resolution 2003-0069
August 19, 2003
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 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 bonds for the public
GP, BP
CE
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 he 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.
Planning Commission Resolution 2003-0069
August 19, 2003
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
processing of the tract 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 tract 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 tract 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 tract 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 tract 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.
Planning Commission Resolution 2003-0069
August 19, 2003
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.
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. If 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. Viejo Camino/EI Camino Real: Install Traffic Signal
The City Engineer is requiring this improvement.
This is a "T" intersection and the left turn movement
Planning Commission Resolution 2003-0069
August 19, 2003
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.
C. 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.
D. 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 Road: Install Traffic
Signal (26.2%)
E. Provide 3 -way stop at Halcon Road/Project Entrance
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 wll 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 19, 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 19, 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 19, 2003
Alondra and Halcon Roads
88. 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
89. 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 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
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
Planning Commission Resolution 2003-0069
August 19, 2003
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
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.
Planning Commission Resolution 2003-0069
August 19, 2003
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 s hould
be sown with a fast -germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to re -vegetation should
be stabilized using approved chemical soil binder, jute
netting, or other methods approved in advance by the
APCD.
G. All roadways, driveways, sidewalks, etc, to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
Planning Commission Resolution 2003-0069
August 19, 2003
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
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
Planning Commission Resolution 2003-0069
August 19, 2003
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. Replanting plans shall be
part of the subdivision tract improvements.
Planning Commission Resolution 2003-0069
August 19, 2003
Mitigation Measure 4.e.3: The project shall comply with the
GP
PS, BS
4.e.3
City of Atascadero native Tree Ordinance with payment into
the native tree fund of $155,350 and replanting of 1,321 five -
gallon size native trees, or a combination of five -gallon and
larger size trees credited per the native tree ordinance. The
fund payment and number of trees planted may vary but shall
be compliant with the tree preservation ordinance. Per th
pay into the tree mitigation f6ind $50.00 fe r LQ -;;c -,h remntQd nAk
trete This will equal $66,950.00. b@S@d GR 1,321 trees
Planning Commission Resolution 2003-0069
August 19, 2003
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 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.
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.
Planning Commission Resolution 2003-0069
August 19, 2003
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 2003-0069
August 19, 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 19, 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-fam ily 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 19, 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 19, 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 & F6sociates 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 19, 2003
EXHIBIT B: Woodlands Specific Plan, June 30, 2003, RRM Design Group
Planning Commission Resolution 2003-0069
August 19, 2003
EXHIBIT C: Project Summary (Specific Plan Appendix A)
Proposed Project Summary
-
General
Specific flan ----
Zoning
Permitted
Arr
%of
Agin.
Dwelling
Density
Plan Land
l'sc
District
Uses
es
Site
Lot Size
Units
(du/:rc)
20.3
16.9%
MFR'
135
N/A
:9
sfl
SC -1
; N/A
OS
US
Uti
Nature Trails
54.4
45.396
N/A
N/A
N/A
SFR -X
SFR
SFR -1
Small Lot
S.9
4.9%4,50028
120
4.7
SFR
SFR
SFR -2
Standard Lot
24.I
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
Zoning
Permitted
Arr
%of
Agin.
Dwelling
Density
Plan Land
l'sc
District
Uses
es
Site
Lot Size
Units
(du/:rc)
20.3
16.9%
MFR'
135
N/A
:9
sfl
SC -1
; N/A
OS
US
Uti
Nature Trails
54.4
45.396
N/A
N/A
N/A
SFR -X
SFR
SFR -1
Small Lot
S.9
4.9%4,50028
120
4.7
SFR
SFR
SFR -2
Standard Lot
24.I
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
Zoning
Units
Minimum
Size (s.f.)
Lot
Acreage
Percent of
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 19, 2003
EXHIBIT D: Conceptual Site Amenities Plan (Specific Plan Appendix B)
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Planning Commission Resolution 2003-0069
August 19, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
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Planning Commission Resolution 2003-0069
August 19, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
Planning Commission Resolution 2003-0069
August 19, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
Planning Commission Resolution 2003-0069
August 19, 2003
EXHIBIT E: Conceptual Rendered Architectural Elevations with Design Notations
(Specific Plan Appendix C)
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Planning Commission Resolution 2003-0069
August 19, 2003
EXHIBIT F: Affordable Housing Plan (Specific Plan Appendix D)
INCLUSIONARY AFFORDABLE
HOUSING PLAN:
analysis:
distribution
Number of
inclusionary
overall
by
Zone
Category
Type
Income Level of
Incusionary
as a %
units
income level,
Provided Units
Units
overall
type or
nit
in -lie
iM F R
Lor -Rent
Apt.
Very -low
2
1.5%
of 135
7.4% of 20%
Low
5
3.7°%
of 135
18.5% of 20%
Moderate
8
5.9%
of 135
29.6% of 20%
For -Sale
Townhome
Moderate
9
6.7%
of 135
33.3% of 20%
Provided subtotal
24
17.8%
of 135
88.9% of 20%
In -Lieu Units
3
2.2°%
of 135
11.1% of 20%
Zone subtotal
27
20.0%
135
100.0% of 20%
SFR -1
For -Sale
S.F. Det.
Moderate
4
2.8%
of 143
13.8% of 20%
Provided subtotal
4
2.8%
of 143
13.8% of 20%
In -Lieu Units
25
17.5%
of 143
86.2% of 20%
Zone subtotal
29
20.3%
143
100.0% of 20%
Provided subtotal
28
10.1%
of 278
50.0% of 20%
In -Lieu subtotal
28
10.1%
of 278
50.0% of 20%
Total
56
20.1%
1 278
The number of bedrooms of any of the inclusionary units provided may vary, and the inclusionary prices and rents would vary proportionately.
The inclusionary units will have an equivalent exterior appearance as the market rate units in the same zone.
The inclusionary units may have a different interiorsize, configuration and finish than the market rate units. so Iona as thev are livable. safe
and durable, and comply with all applicable building, health and safety codes, specifications and standards.
The inclusionary units will be distributed evenly in location throughout the zones in which they are placed.
All inclusionary units shall be deed restricted for a period of 30 years.
Because the Woodlands was specifically designed to provide for a cross section of residential housing types and a range of affordability,
the inclusionary units will be placed in the appropriate zones. The for -sale inclusionary units will be placed in the SFR -1 and MFR zones.
There will be no inclusionary units located in the SFR -3 and SFR -2 Zones.
In -Lieu Fees will be calculated as 2.5% of the buildina oermit valuation of a tvoical unit in the zone. For example. a tvoical 2.000 so. ft. home
with covered porch and garage has a building permit valuation of approx. $197,000. Therefore: 2.5% X $197,000 = $4,925 per unit X 28 units = $137,900,
approx., in In -Lieu Fees.
Planning Commission Resolution 2003-0069
August 19, 2003
The Atascadero Woodlands
City / Applicant Inclusionary Affordable Housing Chart 8/8/03
City's Interim Policy
Applicant's Proposal
Type Income level Units Percentage
Units Percentage
SFR for sale moderate 29 of 143 20%
4 of 143 14% of 20°/
SFR in -lieu with C.C. approval
25 of 143 86% of 20%
SFR subtotal 29 of 143 20%
29 of 143 20%
MFR for sale moderate no distinction
9 of 135 33% of 20°/
MFR for rent moderate 12 of 135 43% of 20%
8 of 135 30% of 20°/
MFR for rent low 10 of 135 37% of 20%
5 of 135 19% of 20°/
MFR for rent very low 5 of 135 20% of 20%
2 of 135 7% of 20°/
MFR in -lieu with C.C. approval
3 of 135 11% of 20°/
MFR subtotal 27 of 135 20%
27 of 135 20%
Total 56 of 278 20%
56 of 278 20%
In -Lieu Fees are to be calculated using 2.5 % of building permit valuation, as calculated by c
eni
city building permit valuation practices.
For Example: for atypical 2,000 sq. ft. house, with 440 sq. ft. garage and 72 sq. ft. covered porch:
(2,000 X $92) + (512 X $24) = $196,288, building permit valuat
on
$196,288 X 2.5% = $4,907.20, In -Lieu Fee per unit
For the entire project, the In -Lieu Fee would be approximately:
$4,907.20 X 28 units = $137,402
Planning Commission Resolution 2003-0070
August 19, 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 19, 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 19, 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 19, 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 19, 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 19, 2003
Page 7 of 28
Conditions of Approval /
Timing
Responsibility
Mitigation
14. Workforce Housing
Mitigation Monitoring Program
PS, CE
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
The Woodlands Specific Plan
SIP: Subdivision
FD: Fire Department
provisions:
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
■ The units shall be offered for sale to residents or workers
TTM 2003-0027
TO: Temporary Occupancy
Fl: Final inspection
WW Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
9. All subsequent Tentative Tract Map and construction
FM
PS, CE
permits shall be consistent with the Specific Plan contained
herein.
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 sit -
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
restricted affordable units for a 30 -year period as identified in
Specific Plan Appendix F. Affordable unit phasing schedule
shall be approved by the City Council.
FM
PS, CE
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 Y2 of the units for sale
to residents or workers within the City of Atascadero, including
the affordable units. The agreement shall include the following
provisions:
■ The units shall be offered for sale to residents or workers
within the City of Atascadero for a minimum of 60 -days.
During this time period offers may only be accepted from
Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City
that at least one of the qualified buyers is a resident or
worker within the City Limits of Atascadero;
■ The Atascadero resident or worker restriction shall apply
to the initial sale only;
■ The applicant shall identify which units will be reserved;
and
The City Attorney shall approve the final form of the agreement.
Planning Commission Resolution 2003-0070
August 19, 2003
Page 8 of 28
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 Marshal
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.
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.
Planning Commission Resolution 2003-0070
August 19, 2003
Page 9 of 28
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 tract
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 tract map, the applicant shall pay
FM
CE
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 tract map, he 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 tract 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, the 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.
36. Prior to the issuance of building permits the applicant
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
Planning Commission Resolution 2003-0070
August 19, 2003
Page 10 of 28
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.
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
Planning Commission Resolution 2003-0070
August 19, 2003
Page 11 of 28
the first unit. 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
The City Engineer is requiring this improvement.
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.
C. 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.
D..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°/x)
E. Provide 3 -way stop at Halcon Road/Project Entrance
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 19, 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 to
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 19, 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
74. 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
Planning Commission Resolution 2003-0070
August 19, 2003
Page 14 of 28
other areas shall be kept to a minimum
75. 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
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-
Planning Commission Resolution 2003-0070
August 19, 2003
Page 15 of 28
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
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
Planning Commission Resolution 2003-0070
August 19, 2003
Page 16 of 28
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
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
Planning Commission Resolution 2003-0070
August 19, 2003
Page 17 of 28
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
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.
Planning Commission Resolution 2003-0070
August 19, 2003
Page 18 of 28
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 19, 2003
Page 19 of 28
Mitigation Measure 4.e.3: The project shall comply with the
GP
PS, BS
4.e.3
City of Atascadero native Tree Ordinance with payment into
the native tree fund of $155,350 and replanting of 1,321 five -
gallon size native trees, or a combination of five -gallon and
larger size trees credited per the native tree ordinance. The
fund payment and number of trees planted may vary but shall
be compliant with the tree preservation ordinance. Per th
pay into the tree mitigation fund $50.00 for earh removAd nAk
trete This will equal $66,950.00. b@S@d GR 1,321 +Yeas
Planning Commission Resolution 2003-0070
August 19, 2003
Page 20 of 28
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 2003-0070
August 19, 2003
Page 21 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 (erosbn
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 19, 2003
Page 22 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 19, 2003
Page 23 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 19, 2003
Page 24 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 require a private on-site
wastewater (duplex pumps) pumping station. Provisions for
the repair and maintenance of the pump s tation 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 19, 2003
Page 25 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.
ITEM NUMBER: 5
DATE: 8/19/03
Planning Commission Staff Report
Conditional Use Permit #2002-0077
Falcon Road Telecommunications Site
13740 Falcon Rd
(Cingular Wireless)
SUBJECT:
The proposed Conditional Use Permit (CUP 2002-0077) is a request to establish a
wireless telecommunications facility at 13740 Falcon Road. The facility will consist of 2
stub -mounted antennas, with a total height of 16 feet. The supporting equipment will be
housed in a 27'x 6' shelter. All visible components will be painted to blend with the
natural hillside and the disturbance of surrounding vegetation will be minimized to the
greatest extent possible.
RECOMMENDATION:
Staff recommends:
Adopt Planning Commission Resolution 2003-0073 approving Conditional Use Permit
2002-0077, a request to install a wireless telecommunications facility and equipment
shelter on APN 055-361-020, as conditioned.
SITUATION AND FACTS:
1. Applicants: Cingular Wireless
3345 Michelson Dr, Ste 100
Irvine, CA 92612
949-437-8655
2. Property Owner: Jim Smith
13740 Falcon Rd.
Atascadero, CA 93422
805-610-7173
3. Project Address: 13740 Falcon Rd.
4. General Plan Designation
5. Zoning District:
6. Site Area:
7. Existing Use:
8. Environmental Status
DISCUSSION:
Analysis:
ITEM NUMBER: 5
DATE: 8/19/03
Atascadero, CA 93422
Suburban Estates
Residential Suburban
22.047 Acres
Existing residence
Proposed Mitigated Negative Declaration
Project Site: The site is located on a ridge located approximately 1150 feet south of
Highway 41 off of Falcon Road. The site contains an existing residence approximately
500 feet from the proposed telecommunications facility. Vacant land and single-family
residential uses surround the site. There are no residential buildings within 300 feet of the
proposed facility.
I Old Morro Road h
Project
Site
I Palo Verde I
Morro Road / Highway 41
ITEM NUMBER
DATE: 8/19/03
Project Summary:
Cingular Wireless is proposing the installation of two stub -mounted monopoles
measuring a total of 15 feet above grade, and the installation of a 24'x 6'x 6' high
equipment shelter, as illustrated below. The poles, antennas, and equipment shelter will
be painted Sherwin Williams `Brainstorm Bronze" to blend with the hillside and native
vegetation. The proposed shelter will be recessed into the hillside. The project will gain
access and be directly adjacert to Falcon Road, which currently exists as a private access
road. The plant community surrounding the site is Coastal Sage Scrub, including Coastal
Sagebrush, California Aster, Coyote Brush, Monkeyflower, and several varieties of sage.
Visual Impacts: The existing site is visible from Palo Verde Road and less visible from
Highway 41. The project proposal includes stealth techniques for the equipment shelter
building, which includes natural colors, which blend into the surrounding hillside and
recessing the structure into the natural slope. The poles and pole -mounted antennas have
been sited down the hillside from the existing private road to minimize visibility from
that location. Each pole and pole -mounted antenna will be painted a natural brown color
to blend with the hillside (Condition 8). The applicant has submitted visual simulations
and site elevations (See below) to demonstrate the relatively narrow -profile appearance
of the proposed antennas and vegetative screening of the equipment shelter.
ITEM NUMBER: 5
DATE: 8/19/03
Access: The project site is accessed from Falcon Road, an existing private road located
off of Palo Verde Road and Highway 41.
Traffic: The project is an unmanned facility and will not generate significant traffic
trips.
Utilities: Utilities will be installed underground. Utility trenches will be located within
the existing graded road area to minimize disturbance of surrounding hillside vegetation.
Conditional Use Permit Findings: The site is in the Residential Suburban zoning
district where unmanned telecommunication facilities are a conditionally allowed use.
Under Section 9-2.109 of the City's Zoning Ordinance, conditional uses require the
approval of a Conditional Use Permit. In order to approve the Conditional Use Permit
the Planning Commission is required to make the following findings:
1. The proposed use is consistent with the General Plan.
Staff Comment: The use is consistent with the Rural Estates plan designation.
2. The proposed use satisfies all applicable provisions of the Zoning Ordinance.
Staff Comment: As conditioned, the project satisfies all zoning code provisions.
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in this particular case, be detrimental to
the health, safety or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental of injurious to the property or
improvements in the vicinity and the use.
Staff Comment: The poles, pole -mounted antennas, and equipment shelter will not be
detrimental to the general public or working persons health, safety, or welfare.
4. The proposed use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development.
Staff Comment: Conditions of approval have been added so that the proposed project
will not be inconsistent with the commercial neighborhood character.
5. The proposed use will not generate a volume of traffic beyond the safe capacity of all
roads providing access to the project, either existing or to be improved in conjunction
with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the Land
Use Element.
ITEM NUMBER: 5
DATE: 8/19/03
Staff Comment: The proposed facility will be unmanned and the maintenance visits
are anticipated to be negligible.
Staff believes the Planning Commission can make the Conditional Use Permit findings
listed above. In the past, the Planning Commission has expressed concerns regarding the
neighborhood compatibility of cell sites in residential areas. The project is located in a
rural residential area and is greater than 500 feet from the nearest residential use. The
equipment shelter and antennas have been located to minimize visual impacts from
surrounding properties and access roads and will be painted to blend in with the
surrounding environment. The site is surrounded by vacant undeveloped hillside land
with more distant low-density residential uses.
Environmental Review: The Initial Study concluded that there would be no significant
harm to the environment as a result of this Conditional Use Permit when mitigation
measures are implemented. A proposed Mitigated Negative Declaration has been
prepared for the project and certification of the Mitigated Negative Declaration is
included in draft Planning Commission Resolution 2002-0073.
CONCLUSION:
The projects will not be detrimental to the health, safety or welfare of the general public,
nor will the project generate additional traffic in the surrounding neighborhood area. The
project as conditioned is consistent with the surrounding residential neighborhood and the
project has been designed to minimize visual impacts to surrounding areas. Staff believes
the project, as conditioned, is consistent with the findings required for Conditional Use
Permit approval.
ALTERNATIVES:
1. The Planning Commission may approve Conditional Use Permit 2002-0077 with
modified conditions of approval.
2. The Planning Commission may deny Conditional Use Permit 2002-0077 based on
appropriate findings. To deny the application, the Commission must find that it is
inconsistent with one of the required findings. The motion to deny must include a
finding for denial.
3. The Planning Commission may continue the application and refer the project back
to staff for additional information or analysis. Direction should be given to staff
and the applicant.
ITEM NUMBER: 5
DATE: 8/19/03
PREPARED BY: Kelly Davis, Assistant Planner
ATTACHMENTS:
Attachment 1: Zoning and General Plan Designation
Attachment 2: Photo Simulations
Attachment 3: Draft Resolution PC 2002-0073
ITEM NUMBER
DATE: 8/19/03
ATTACHMENT 1: Zoning and General Plan Designation
CUP 2002-0077
Zoning District: Residential Suburban
General Plan Designation: Rural Estates
13740 Falcon Rd.
APN 055-361-020
v
Morro Road / Highway 41
Old Morro Road
Project
Site Palo Verde
ITEM NUMBER
DATE: 8/19/03
ATTACHMENT 2: Photo Simulations
CUP 2002-0077
ITEM NUMBER: 5
DATE: 8/19/03
ATTACHMENT 2: Photo Simulations
CUP 2002-0077
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CUP 2002-0077
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--
ATTACHMENT 3: Draft Resolution PC 2003-0073
CUP 2002-0077
DRAFT
RESOLUTION NO. PC 2003-0073
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO APPROVING CONDITIONAL USE PERMIT 2002-0077,
A REQUEST TO INSTALL A WIRELESS TELECOMMUNICATION
FACILITY AT 13740 FALCON RD.
(APN 055-361-020)
(CUP 2002-0077; Cingular Wireless)
WHEREAS, an application has been received from Cingular Wireless, 3345
Michelson, Suite 100, Irvine, CA 92612 (Applicant), to consider Conditional Use
Permit 2002-0077, allowing the installation of a wireless telecommunication facility at
13740 Falcon Road (APN 055-361-020); and,
WHEREAS, the proposed project is located within the Rural Estates land use
designation of the City of Atascadero's General Plan Land Use Diagram; and,
WHEREAS, the proposed project is located in the Residential Suburban zoning
district where telecommunication facilities are subject to the approval of a conditional use
permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2002-
0051 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 held a duly noticed public hearing to
consider the proposed Conditional Use Permit application on August 19, 2003 at 7:00
p.m. and considered testimony and reports from staff, the applicants, and the public.
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Certification of Mitigated Negative Declaration the Planning
Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration
2002-0051 based on the following findings:
1. The Mitigated Negative Declaration has been completed in compliance with
requirements of the California Environmental Quality Act; and,
2. The project does not have the potential to degrade the environment when mitigation
measures are incorporated into the project; and,
3. The project will not achieve short-term to the disadvantage of long-term
environmental goals when mitigation measures are incorporated into the project; and,
4. The project does not have impacts which are individually limited, but cumulatively
considerable when mitigation measures are incorporated into the project; and,
5. The project will not cause substantial adverse effects on human beings either directly
or indirectly when mitigation measures are incorporated into the project.
SECTION 2. Findings for approval of Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project is consistent with the General Plan; and,
2. The proposed project satisfies all applicable provisions of the Zoning
Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will
not, because of the circumstances and conditions applied in this particular
case, be detrimental to the health, safety, or welfare of the general public
or persons residing or working in the neighborhood of the use, or be
detrimental or injurious to property or improvements in the vicinity of the
use; and,
4. The proposed project will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to
be improved in conjunction with the project, or beyond the normal traffic
volume of the surrounding neighborhood that would result from the full
development in accordance with the Land Use Element.
SECTION 3. Approval of Conditional Use Permit. The Planning Commission does
hereby approve Conditional Use Permit 2002-0077 allowing the installation of a wireless
telecommunication facility at 13740 Falcon Road (APN 055-361-020) consistent with the
following Exhibits:
EXHIBIT A:
Initial Study/Mitigated Negative Declaration 2002-0051
EXHIBIT B:
Conditions of Approval
EXHIBIT C:
Site/Boundary Plan
EXHIBIT D:
Elevations
EXHIBIT E:
Site Plan
On motion by Commissioner , and seconded by Commissioner
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Mitigated Negative Declaration / CUP 2002-0077
Draft Resolution PC 2003-0073
Pease refer to next page.
EXHIBIT B: Conditions of Approval
Draft Resolution PC 2002-0045
CUP 2002-0060
Conditions of Approval/Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2002-0060
/Monitoring
Measure
PS: Planning Services
Wireless Telecommunications Facility
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
Serena Court / Cingular Wireless
TO: TemporaryOccupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
Standard Conditions/Mitigations
1. The approval of this use permit shall become final and
BP
PS
effective for the purposes of issuing building permits,
provided the required conditions of approval have been
satisfied, fourteen (14) days following the Planning
Commission approval unless prior to the time, an
appeal to the decision is filed as set forth in Section 9-
1.111(b) of the Zoning Ordinance.
2. Approval of this Conditional Use Permit shall be valid
BP
PS
for twelve (12) months after its effective date. At the
end of the period, the approval shall expire and become
null and void unless the applicant has received a
building permit or applied for an extension of
entitlement.
3. The granting of this Conditional Use Permit shall apply
Ongoing
PS
to APN 055-361-020 regardless of owner.
4. The Community Development Department shall have
BP
PS
the authority to approve minor changes to the project
that (1) result in a superior site design or appearance,
and/or (2) address a construction design issue that is
not substantive to the Conditional Use Permit.
Project Conditions/Mitigations
5. All site design, antenna / cabinet placement, site
BP/FO
PS, BS
fencing, and exterior elevations shall be consistent with
Exhibit C through Exhibit E.
6. Use of the facility shall be limited to one carrier. All
Ongoing
PS, BS
future carriers will be required to obtain approval of a
Conditional Use Permit.
7. The City of Atascadero shall be allowed reasonable
Ongoing
access to the site and shall be allowed use of the site
for the purposes of installing, operating and maintaining
telecommunications equipment.
8. Each pole and pole -mounted antenna, and equipment
BP/FO
PS, BS
1.C.1
shelter building shall be painted Sherwin Williams
Conditions of Approval/Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2002-0060
/Monitoring
Measure
PS: Planning Services
Wireless Telecommunications Facility
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
Serena Court / Cingular Wireless
TO: TemporaryOccupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
"Brainstorm Bronze"
9. No exterior lighting shall be installed on any structures.
BP
PS, BS
1.c.2
10. The telecommunications poles/pole-mounted antenna
BP/FO
PS, BS
1.c.3
shall not exceed 15' as identified on Exhibit D.
Mitigation Monitoring Program
Timing
Responsibility
Mitigation
Mitigated Negative Declaration 2002-0051,
BL: Business License
/Monitoring
Measure
CVP 2002-0077
GP: Grading Permit
BP: Building Permit
PS: Planning Services
Fl: Final Inspection
TO: Temporary Occupancy
BS: Building Services
FD: Fire Department
FO: Final Occupa ncy
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Project Mitigations
Mitigation Measure 1.c.1: Each pole and pole -mounted
BP/FO
PS, BS
1.c.1
antenna, and equipment shelter building shall be painted
Sherwin Williams "Brainstorm Bronze".
Mitigation Measure 1.c.2: No exterior lighting shall be installed
BP
PS, BS
1.c.2
on any structures.
Mitigation Measure 1.c.3: The telecommunications poles/pole-
BP/FO
PS, BS
1.c.3
mounted antenna shall not exceed 15' as identified on
Attachment 3
Mitigation Measure 1.c.4: The project proposal includes
BP/FO
PS, BS
1.c.4
stealth techniques for the equipment shelter building which
includes Brainstorm Bronze color paint, berming, and native
landscaping, per the project building and landscape plans.
Mitigation Measure 1.c.5: Site disturbance shall be limited to
BP/FO
PS, BS
1.c.5
the area directly surrounding the wireless facilities. The
applicant shall revegetate all disturbed areas of the site with
native plant species as consistent with existing native on-site
vegetation.
Mitigation Measure 6.b.1: The grading permit application
BP/FO
PS, BS
6.b.1
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.2: All cut and fill slopes shall be
BP/FO
PS, BS
6.b.2
hydroseeded 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 soils report shall be required to be
BP/FO
PS, BS
6.c.d
submitted with a future building permit by the building
department. The building plans will be required to follow the
Conditions of Approval/Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2002-0060
/Monitoring
Measure
PS: Planning Services
Wireless Telecommunications Facility
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
Serena Court / Cingular Wireless
TO: TemporaryOccupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
recommendations of the soils report to assure safety for
occupants and buildings. The property contains no unusual
geological formations.
Mitigation Measure 11.d.1: All construction activities shall
BP/FO
PS, BS
11.d.1
comply with the City of Atascadero Noise Ordinance for hours
of operation.
EXHIBIT C: Site/Boundary Plan
Draft Resolution PC 2002-0045
CUP 2002-0060
EXHIBIT D: Elevations
Draft Resolution PC 2002-0045
CUP 2002-0060
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EXHIBIT F: Site Plan
Draft Resolution PC 2002-0073
CUP 2002-0077
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Planning Commission Staff Report
ITEM NUMBER: 4
DATE: 8-19-03
5460 Mariquita Avenue Colony House
Single Family Planned Development Zone Change 2003-0040,
Master Plan of Development (CUP 2003-0090),
Vesting Tentative Parcel Map 2003-0036
(5460 Mariquita Avenue / Jorgensen)
SUBJECT:
The proposed project consists of an application for a Zone Change, Conditional Use
Permit (CUP) and Tentative Parcel Map. The Zone Change request would establish a
Planned Development #7 overlay on the site subject to a master plan of development
(CUP) that would allow three (3) new single-family residences to be constructed in
addition to the one (1) existing single-family colony house. The Tentative Parcel Map
would create a four (4) lot subdivision. The project is subject to architectural, landscape,
and historic preservation standards. The project site is gently sloped and developed as a
historic colony home with large side and rear yard area.
RECOMMENDATION:
Staff Recommends:
Adopt Resolution No. PC 2003-0035 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2003-0011; and,
2. Adopt Resolution No. PC 2003-0036 recommending that the City Council introduce an
ordinance for first reading to approve Zone Change 2003-0040 based on findings; and,
3. Adopt Resolution No. PC 2003-0037 recommending that the City Council approve the
Master Plan of Development (CUP 2003-0090) based on findings and subject to
Conditions of Approval and Mitigation Monitoring; and,
4. Adopt Resolution No. PC 2003-0038 recommending the City Council approve Vesting
Tentative Parcel Map 2003-0036 based on findings and subject to Conditions of
Approval and Mitigation Monitoring.
SITUATION AND FACTS:
1. Applicant / Representative:
2. Project Address:
3. General Plan Designation:
4. Zoning District:
5. Site Area:
6. Existing Use:
7. Environmental Status:
DISCUSSION:
Analysis of Plan ninga Issues
1. Project Definition
ITEM NUMBER: 4
DATE: 8-19-03
Rick & Tricia Jorgensen
5460 Mariquita Avenue, Atascadero, CA 93422
5460 Mariquita Avenue, Atascadero, CA 93422
(San Luis Obispo County) APN 029-292-024
General Plan Designation: Medium -Density Residential
(10 units/acre)
RMF -10 (Residential Multiple Family)
0.70 acre
Single Family Residence
Proposed Mitigated Negative Declaration 2003-0011
The proposed project consists of three new single-family homes and retention of one existing
single-family home located on individual lots that will be developed under the requirements
of the PD -7 overlay district within the RMF -10 (Residential Multi -Family) zoning district.
The new homes will be 838, 1420, and 1,455 square feet in size. The existing 2,100 square
foot home will remain in its present size and location with a new 440 square foot scar
garage. The existing single -car garage would be demolished.
Each home will have a two car attached garage with two additional uncovered spaces
provided in the driveway that fulfill the guest parking requirement. Each unit is consistent
with the PD -7 requirement of providing a minimum 40% parcel landscaping and building
footprints of less than 35% of the parcel area. A Master Plan of Development will include all
site development and architectural design standards for the project. The Master Plan of
Development will be approved in the form of a Conditional Use Permit as required by the
Zoning Ordinance. Any future amendments to the Master Plan of Development can be made
by the Planning Commission in the future, independent of Council action.
ITEM NUMBER: 4
DATE: 8-19-03
Project Summary Table
2. Background
Surrounding Land Use and Setting:
North:
Lot A
Lot B
Lot C
Lot D
Lot Area
6621 sf
5637 sf
7108 sf 11243 sf
Building Footprint
1455 sf
880 sf
838 sf
1560 sf
(not to exceed 35%)
22%
16%
12%
14%
Landscaped Area
3178 sf
3100 sf
2132 sf
7083 sf
minimum 40%
48%
55%
30%
63%
Covered Parking
2 spaces
2 spaces
2 spaces 2 spaces
Guest Parking
spaces
2 spaces
1 spaces 1
spaces
Floor Plan
A
B
C
D
Lower Living Area
1455
880
838
440
2. Background
Surrounding Land Use and Setting:
North:
Residential
South:
Residential
East:
Residential
West:
Residential
The General Plan and Zoning Ordinance identifies the project site, along with adjacent
properties to the south, east and west as Medium -Density Residential with a maximum
density of 10 units per acre. Properties to the north are designated as single- family -
residential with a one -acre lot minimum. However, most of the properties are less than one -
acre in size. The project site multi family residential zoning is consistent with the General
Plan. The General Plan and zoning incorporates factors such as slope, native trees,
circulation, building coverage and landscape development standards that could reduce the
density accordingly. The zoning ordinance allows the establishment of a Planned
Development Overlay No. 7 (PD -7) in the multi -family zone which requires a minimum of
four single-family units, consistent with the PD -7 site development standards and appearance
review, as analyzed within this report.
The PD -7 requires a Master Plan of Development which incorporates site development
standards and appearance review including architecture, landscaping, and historic
preservation. Per the zoning ordinance, the Master Plan of Development is processed as a
Conditional Use Permit.
ITEM NUMBER: 4
DATE: 8-19-03
3. Design and Appearance
Architecture, Materials, Color
The applicant has worked very closely with staff in designing the homes with special
architectural features, upgraded building materials, compatible colors, and landscape design.
In addition, staff has added conditions of approval consistent with General Plan & Zoning
requirements, as identified below.
The project has been designed with residential units that incorporate architectural themes and
materials compatible with this traditional Atascadero colony neighborhood. Each home has
been individually designed with its own traditional style, color, and material palette. The
project has been well designed and only minor conditions of approval have been included
regarding exterior material finishes (stucco, materials, lighting) (Conditions 6, 13, and
Mitigation Measures 5.a.1, 5.a.2). A variety of architectural embellishments will be
incorporated into the different new house designs, including: Covered entry porches, double
or single hung windows, window shutters, architectural banding, decorative gable vents, and
composition roof materials. A separate color scheme is proposed for each new house. All
trash storage, recycle storage, and air conditioning units will be screened from view behind
fenced or landscaped enclosures. The site landscaping plan includes a variety of native and
accent trees. All front yards shall be landscaped by the developer (Condition 9). Back yards
will be landscaped by the individual property owners. All landscape maintenance will be the
responsibility of the individual property owner.
ITEM NUMBER
DATE: 849'03
Front Elevations of Each New House
NO
S-6 Elm-
------------------
El-d. Lot D Garage V-El.116.
WIN
LIP
NO
S-6 Elm-
------------------
El-d. Lot D Garage V-El.116.
ITEM NUMBER: 4
DATE: 8-19-03
The applicant has included a color and material sample board for each house plan. Refer to
Exhibit J for details. All colors are historically compatible.
Landscape Design
The preliminary landscape plan has been designed for compatibility with the surrounding
neighborhood and visual appearance from Mariquita Avenue. The plans identify landscaping
thoughout the site with the exception of rear yards. The landscape plan and palette meets the
PD -7 requirements. No native trees will be impacted by the proposed project.
Due to the on-site topography, the use of retaining walls is required on Lot B. A condition of
approval has been included to design such walls to match or compliment the texture and
color of the primary residence (Condition 11).
Site Plan, Circulation, Parking
The site plan has been proposed to meet the requirements of the Atascadero Municipal Code
and the appearance review requirements of the General Plan. The project will include street
frontage improvements along Mariquita Avenue. As a result of potential site impacts to the
historic colony house site, the project includes a narrower 12 -foot wide concrete driveway
with decorate paver accent strips. Sixteen- foot clear width is provided with use of turf block
along the south side for emergency vehicle access (Condition 16).
Each lot contains a minimum 3 parking spaces which is consistent with the code -required
parking spaces.
Site Drainage
The site slopes gently to the south. Drainage has been designed to disperse through the site
without concentrating flows into any particular location. On-site storm water retention is
accommodated at the southwest corner of the project site.
Wastewater
Sanitary sewer will be connected to the existing Mariquita Avenue sewer line.
4. Historic Preservation
Historic Evaluation: According to information provided by the applicant, local builder
Robert Ansley built the existing or -site house in early 1919. The house is considered to be
the first concrete block residence in Atascadero. A 1916 Atascadero Plat Map identified the
site as sold. A 1926 Sanborn Insurance Map identifies a single-family 2 -story residence built
of concrete block on the subject property in its existing location and configuration. A
photograph taken in January 1919 shows a plaster finish on the second story walls and a
ITEM NUMBER: 4
DATE: 8-19-03
running bond concrete block structural wall system for the first floor and on the detached
garage at the time of initial occupation. Photographs from 1963 to present indicate a plaster
exterior finish over all of the walls. It is not clear if the plaster finish was originally intended
for the entire house but it appears that it may have been applied with a matching texture soon
after the house was originally constructed. All other exterior treatments remain as originally
constructed and occupied, including the detached single car garage.
With the photographic information provided to staff, it appears that the house retains a high
level of integrity, and is the builder's interpretation of a neoclassical style home, common
j•4
Project
Site
1926 Sanborn Map showing original site and colony house with detached garage.
ATASCADERO, CAL.w JANUARY 3, 1919
4 �•i �
YS
ITEM NUMBER: 4
DATE: 8-19-03
between 1900 to 1920. This house with its colonnaded porch, Palladian front window, and
overall symmetry shows strong classical influence. Although a detailed historic evaluation
has not been prepared, it appears that the colony house may be eligible for individual listing
in the National Register of Historic Places under one or more National Register criteria as
described below.
Criterion C which includes structures that "embodies the distinctive characteristics of type,
period, or method of construction, that represent the work of a master, or that possess high
artistic values." Under Criterion C, the property is significant because it embodies
characteristics distinctive to its period of construction (1919) and because it possess high
artistic value.
Properties eligible for National Register inclusion must meet the criteria of significance and
possess integrity. Integrity has seven aspects: location, design, setting, materials,
workmanship, feeling and association. Staff has provided a brief evaluation of each aspect as
follows:
Location: The colony house remains on its original construction site and possesses
integrity of location.
Design: The colony house retains its strong classical influence architectural detailing
and possesses integrity of design.
Setting: The colony house retains its original 0.70 -acre parcel. Many of the
surrounding lots are as depicted in a 1916 Plat Map and 1926 Sanborn Map.
However, newer residences surround the house. Site features such as original
landscape are non-existent with the exception of the front walkway which
terminates at the street with a pair of square concrete blocks. The property
does not possess sufficient integrity of setting because of the surrounding
altered physical environment.
Materials: The colony house features physical evidence of artesian craftsmanship as seen
in the remaining architectural and ornamental detailing. There is a high degree
of integrity of workmanship.
Workmanship: Vernacular artisan craftsmanship is revealed in the construction details of this
residence, including the heavy column porch supports and wooden trellis, the
eve brackets, the distinctive wood sash windows, and the original concrete
block foundation and chimney.
Feeling: Like setting, the integrity of feeling is diminished for the colony house by
changes in the neighborhood. Originally sharing larger lots by similar
properties, the colony house property is presently adjacent to smaller
subdivided properties some of which are presently occupied by contemporary
ITEM NUMBER: 4
DATE: 8-19-03
residential buildings. Most historic features and landscaping surrounding the
colony house are no longer present.
Association: Association with Atascadero community has not been researched at this time.
However, with additional research and analysis, it may be possible to establish
a clear association with a pioneering or prominent figure in the community
during the early era of Atascadero colony development.
Consistency with U.S. Secretary of the Interior's Standards: The proposed project
incorporates the Secretary of the Interior's Standards and Illustrated Guidelines for
Rehabilitating Historic Buildings (Mitigation Measures 5.a.1, 5.a.2). The standards apply to
the exterior rehabilitation of the Colony house, construction of the new detached garage for
the colony house, design of the proposed three homes, and proposed landscape improvements
to the overall project site. For detailed information, the National Park Service maintains a
web site at http://www2.cr.Us.gov/tps/tax/rhb/. In addition, a copy of the guidelines can be
reviewed at the City's Community Development Department.
The proposed construction, lot size, and site improvements will contribute toward increasing
the economic viability of the existing house as an original Atascadero colony residence. The
proposed detached garage has been designed for vehicle parking and additional storage. In
addition, the colony house lot will include a deed restriction preventing the site from being
subdivided or from being altered, which degrades the significance of this historic house
(Condition TPM 10).
The overall project site has been carefully planned to reduce impacts to the historic house
and setting to a level of insignificance. A mitigation measure has been included to require
Covenants, Conditions and Restrictions (CC&R's) that incorporate the planned development
conditions of approval to ensure that the site retains the historic qualities (historic buildings,
architecture, colors, materials, fencing, and landscaping) over time (Mitigation Measure
5.a.3). Based on the above analysis and conditions, the Planning Commission may
recommend a finding to the City Council that the project is consistent with the U.S. Secretary
of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings.
5. Project Benefits
One of the required findings for approval of a planned development rezone is that the project
must "offer certain redeeming features to compensate for the requested modification." Due
to the site's limited area and relatively small subdivision, no room is available for common
recreational facilities. However, the project will have a number of "redeeming features"
which include the following: 1) preservation of the historic colony house; 2) sensitive design
of new homes and placement in relation to the historic colony house; 3) each unit will have a
private yard area that will allow for outdoor recreational opportunities, 4) architectural and
landscape features of the project have been designed to enhance the project's appearance and
benefit the surrounding neighborhood; 5) the paved private driveway will incorporate special
paving treatment, and 6) the project will provide one smaller, 838 square foot one -bedroom,
ITEM NUMBER: 4
DATE: 8-19-03
detached single family affordable housing unit on lot C that is in limited supply throughout
the community.
Affordable Housing
The City Council has implemented an interim inclusionary affordable housing program to
include a fixed percentage of units within residential developments that require a legislative
approval to be reserved as deed restricted affordable units or a in -lieu fee to be collected.
This interim program allows the project applicant a choice of either setting aside one housing
unit at the moderate rate for a period of 30 years, or paying an in -lieu fee based on 2.50% of
the valuation of each of the market rate units. A condition of approval has been added to this
effect (Condition TPM 9). According to the San Luis Obispo County Department of
Planning & Building, a 2 -bedroom moderate level affordable unit only qualifies if the sales
price does not exceed $ 245,724 or the rent does not exceed $ 886 per month with a 30 -year
deed restriction commitment. These numbers are subject to change as they are adjusted
monthly.
6. Tentative Parcel Map
A four -lot parcel map is proposed as part of the project consistent with the Master Plan of
Development. The parcel map has been conditioned by staff and the City Engineer to meet
all City standards including street frontage improvements. The applicant will be required to
record CC&R's for the map that will include maintenance and access of common areas
(Condition TPM 11).
7. Master Plan of Development (Conditional Use Permit)
As previously mentioned, a Master Plan of Development is required for the PD -7, to be
approved through the Conditional Use Permit process. The Conditional Use Permit process
provides the opportunity for the public and the Planning Commission to review the specifics
of land use proposals, such as architectural design, site design, landscape, signage, and
specific standards of the zoning ordinance. The Planning Commission must make the
following five findings to approve a Conditional Use Permit:
The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual.
Staff Comment: The use is consistent with the MultrFamily Residential designation of
the Plan and General Plan Land Use Element Policy 1. 1, Policy 6.4, and Housing
Element Policy 4.3.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the PD -7 Ordinance.
Staff Comment: As conditioned, the project satisfies all PD -7 zoning code provisions.
ITEM NUMBER: 4
DATE: 8-19-03
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use.
Staff Comment: The proposed residential project will not be detrimental to the general
public or working persons health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The project has been designed to be consistent with the existing
neighborhood character, and to enhance the historic colony house site integrity.
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved in
conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the Land Use
Element.
Staff Comment: The proposed project and use is consistent with the traffic projections
and road improvements anticipated within the General Plan. The proposed project
density (10 units/acre) equates to a maximum of 6 units on the project site.
Based on staff's analysis in the preceding sections, it appears that all of the required findings
for approval of a Master Plan of Development (Conditional Use Permit) can be made.
8. General Plan Consistency
The proposed project is consistent with the following General Plan Land Use Element
Policies:
Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow
room " in areas designed for lower density development by guiding new development into the
Urban Core to conform to the historic Colony land use patterns of the City and to respect the
natural environment, hillside area and existing neighborhoods ".
Land Use Policy 6.4: "Encourage conservation and preservation of structures and houses
that have historical and architectural significance. "
Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that
respect terrain and native trees ".
ITEM NUMBER: 4
DATE: 8-19-03
Implementing General Plan programs require appearance review of architectural design,
materials, street trees, and landscaping to maintain the retain the rural atmosphere and protect
the environment, and incorporate architectural themes into the site and building design. In
addition, the General Plan requires utilization of the U.S. Secretary of the Interior's
Standards and Guidelines for Rehabilitating Historic Properties for assessing proposed
improvements to historic properties. As analyzed above, the proposed project, as
conditioned is consistent with the General Plan.
In staff's opinion the project is consistent with the goals and policies of the Land Use
Element and the Housing Element, with the retention of the historic colony house and the
inclusion of one affordable moderate -income unit. The project will provide three small lot,
single-family dwellings that fulfill an important housing need within the community. As
conditioned, the project incorporates architectural and landscape elements that are consistent
with the scale and character of the historic colony house, the surrounding neighborhood, and
the General Plan's appearance review requirement.
9. Proposed Environmental Determination
Staff has prepared an Environmental Impact Assessment in the form of a Draft Mitigated
Negative Declaration. The document was circulated to public agencies and interested
members of the public on March 12th, 2003. The historic documentation provided by the
applicant and analyzed by staff has been incorporated into the environmental documentation.
The environmental analysis identified concerns regarding potential impacts to Cultural
(Historic) Resources, Land Use and Planning. Mitigation measures pertaining to the project
design, siting criteria, and the U.S. Secretary of the Interior's Standards and Illustrated
Guidelines for Rehabilitating Historic Buildings are included. A finding is proposed that this
project would not have a significant effect on the environment based upon the
implementation of the identified mitigation measures.
The Initial Study has evaluated the potential for this project to cause an adverse effect --
either individually or cumulatively -- on wildlife resources. There is no evidence the
proposed project would have any potential for adverse effect on wildlife resources. Based on
this finding, a Certificate of Fee Exemption will be submitted with the Notice of
Determination after project approval, as required by Public Resources Code section 21089.
The Certificate of Fee Exemption allows the project to be exempted from the review fee and
environmental review by the California Department of Fish and Game.
The proposed project has been designed in consultation with City staff regarding the
preservation of the existing on-site colony house as a historic resource. The proposed site
plan, architecture, colors and materials have been incorporated into the project as mitigation
toward reducing potentially significant impacts to historic resources to a level of
insignificance. The project also represents a consistent General Plan density (maximum 10
units/acre), requiring a Planned Development with benefits, as proposed. The applicant has
incorporated mitigation into the proposed project design and concurs with all mitigation
measures contained within the project initial study and this staff report. As a result, a
ITEM NUMBER: 4
DATE: 8-19-03
Mitigated Negative Declaration has been prepared. It is the opinion of staff that combination
of design features incorporated into the proposed project, mitigation measures, and
conditions of approval will reduce environmental impacts on historic resources to a level of
insignificance.
Staff is recommending the Commission recommend that the City Council certify Proposed
Mitigated Negative Declaration 2003-0011.
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 and conditions of approval. 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 make modifications to the project and/or conditions of
approval for the project.
2. The Commission may determine that more information is needed on some aspect of
the project and may refer the item back to the applicant and staff to develop the
additional information. The Commission should clearly state the type of information
that is required and move to continue the item to a future date.
3. The Commission may deny the project. The parcel would retain its designation of
Residential Multi -Family. 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
Attachment 2
Draft Resolution of Approval Proposed Mitigated Negative Declaration
Attachment 3:
Draft Resolution of Approval Proposed Zoning Map Change
Attachment 4:
Draft Resolution of Approval Proposed Master Plan of Development
Attachment 5:
Draft Resolution of Approval Proposed Vesting Tentative Parcel Map
ITEM NUMBER: 4
DATE: 8-19-03
Attachment 1: Location Map, General Plan and Zoning
Project
Site
General Plan
MDR
Zoning District
RMF -10
ATTACHMENT 2: Draft Resolution PC 2003-0035
PD -7 Master Plan of Development (CUP 2003-0090)/ZCH2O03-0040VTPM 2003-0036
Approval of Draft Mitigated Negative Declaration
DRAFT RESOLUTION PC 2003-0035
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION
2003-0011 PREPARED FOR ZONE CHANGE 2003-0040, CONDITIONAL USE
PERMIT 2003-0090 AND TENTATIVE TRACT MAP 2003-0036
APN 029-292-024
(5460 Mariquita Avenue / Jorgensen)
WHEREAS, an application has been received from Rick & Tricia Jorgensen (5460
Mariquita Avenue, Atascadero, CA 93423) Applicant and Property Owner to consider a
project consisting of a zone change from RMF -10 (Residential Multi -Family) to RMF -10 /
PD -7 (Residential Multi -Family with Planned Development Overlay #7) with the adoption of
a Master Plan of Development, and a four lot residential Tentative Parcel Map on APN 029-
292-024 and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2003-
0011 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 19, 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 2003-0011 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,
The project does not have the potential to degrade the environment when
mitigation measures are incorporated into the project.
4. The project will not achieve short-term to the disadvantage of long-term
environmental goals.
Planning Commission Resolution 2003-0035
August 19, 2003
Page 2 of 7
5. The project does not have impacts which are individually limited, but
cumulatively considerable.
6. The project will not cause substantial adverse effects on human beings either
directly or indirectly.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
On motion by Commissioner , and seconded by Commissioner the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0035
August 19, 2003
Page 3 of 7
Exhibit A Proposed Mitigated Negative Declaration 2003-0011
Planning Commission Resolution 2003-0035
August 19, 2003
Page 4 of 7
ATTACHMENT 3: Draft Resolution PC 2003-0036
PD -7 Master Plan of Development (CUP 2000-0090)/ZCH2O03-0040
Approval of Proposed Zoning Map Change
DRAFT RESOLUTION PC 2003-0036
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE ZONE CHANGE 2003-0040, AMENDING THE
OFFICIAL ZONING MAP DESIGNATION OF APN 029-292-024
FROM RMF -10 TO RMF -10 / PD -7
(5460 Mariquita Avenue / Jorgensen)
WHEREAS, an application has been received from Rick & Tricia Jorgensen (5460
Mariquita Avenue, Atascadero, CA 93423) Applicant and Property Owner to consider a
project consisting of a zone change from RMF -10 (Residential Mult�Family) to RMF -10 /
PD -7 (Residential MultrFamily with Planned Development Overlay #7) with the adoption of
a Master Plan of Development, and a four lot residential Tentative Parcel Map on APN 029-
292-024 and,
WHEREAS, the site's General Plan Designation is MDR (Medium Density
Residential); and,
WHEREAS, the site's current zoning district is RMF -10 (Residential Multiple -
Family); and
WHEREAS, the Planning Commission has determined that it is in the best interest of
the City to enact this amendmer>t 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 19, 2003, studied and considered Zone Change
2003-0040, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project, and,
Planning Commission Resolution 2003-0035
August 19, 2003
Page 5 of 7
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 PD -7 Planned Development Overlay District. The
Planning Commission finds as follows:
1. Modification of development standards or processing requirements is warranted
to promote orderly and harmonious development.
2. Modification of development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area.
Benefits derived from the overlay zone cannot be reasonably achieved through
existing development standards or processing requirements.
4. Proposed plans offer certain redeeming features to compensate for the requested
modification.
5. Proposed project incorporates the U.S. Secretary of the Interior's Standards and
Illustrated Guidelines for Rehabilitating Historic Buildings
SECTION 2. Recommendation of Approval. The Planning Commission of the
City of Atascadero, in a regular session assembled on August 19, 2003, resolved to
recommend that the City Council introduce for first reading an ordinance that would rezone
the subject site consistent with the following:
1. Exhibit A: Zone Change Map
Planning Commission Resolution 2003-0035
August 19, 2003
Page 6 of 7
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 2003-0035
August 19, 2003
Page 7 of 7
Exhibit A: Zone Change Map 2003-0040
FR
WIN
Official Zoning Map Change
APN 029-292-024
Existing Zone: RMF -10
Amended Zone: RMF-10/PD-7
HD
ATTACHMENT 4: Draft Resolution PC 2003-0037
PD -7 Master Plan of Development (CUP 2003-0090)/ZCH2O03-0040
Approval of Proposed Master Plan of Development
DRAFT RESOLUTION PC 2003-0037
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE A MASTER PLAN OF DEVELOPMENT
(CONDITIONAL USE PERMIT 2003-0090) FOR A PD -7 OVERLAY ZONE
OF APN 029-292-024
(5460 Mariquita Avenue / Jorgensen)
WHEREAS, an application has been received from Rick & Tricia Jorgensen (5460
Mariquita Avenue, Atascadero, CA 93423) Applicant and Property Owner to consider a
project consisting of a zone change from RMF -10 (Residential Multi -Family) to RMF -10 /
PD -7 (Residential MultrFamily with Planned Development Overlay #7) with the adoption of
a Master Plan of Development, and a four lot residential Tentative Parcel Map on APN 029-
292-024 and,
WHEREAS, the site's General Plan Designation is MDR (Medium -Density
Residential); and,
WHEREAS, the site's current zoning district is RMF -10 (Residential Multiple -
Family); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a PD -7 overlay district which requires the adoption of a Master Plan of Development;
and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of
the California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on Tuesday, August 19, 2003, studied and considered the Master Plan of
Development (CUP 2003-0090), after first studying and considering the Proposed Mitigated
Negative Declaration prepared for the project, and
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Approval of Master Plan of Development. The
Planning Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the PD -7 Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the Land Use Element.
SECTION 2. Recommendation of Approval. The Planning Commission of the
City of Atascadero, in a regular session assembled on August 19, 2003, resolved to
recommend that the City Council approval of the Master Plan of Development (CUP 2003-
0090) subject to the following:
1. EXHIBIT A: Conditions of Approval/ Mitigation Monitoring Program
2. EXHIBIT B: Site Plan
3. EXHIBIT C: Statistical Summary of Project
4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Grading and Drainage Plan
6. EXHIBIT F: Site Section
7. EXHIBIT G: Elevations and Floor Plans — Plan A
8. EXHIBIT H: Elevations and Floor Plans — Plan B
9. EXHIBIT L Elevations and Floor Plans — Plan C
10. EXHIBIT J: Garage Elevations and Floor Plan — Plan D
11. EXHIBIT K: Exterior Color & Material Sample Board
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
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
PD -7 Master Plan of Development (CUP 2003-0090)/ZCH2O03-0040
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
5460 Mariquita Avenue
GP: Grading Permit
FD: Fire Department
PD -7 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2003-0090/ZCH 2003-0040
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
Planning Services
1. The approval of this zone change and use permit shall
PS
become final and effective following City Council approval.
2. Approval of this Master Plan of Development shall be valid
FM
PS
concurrently with the life of Tentative Parcel Map 2003-
0036 and then indefinitely following final map. The Master
Plan of Development approval shall expire and become
null and void unless a final map is recorded consistent
with the Master Plan of Development.
3. Changes to the Master Plan of Development shall be
On-going
PS
approved by the Planning Commission and do not require
Council action.
4. The Community Development Department shall have the
BP / FM
PS
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 Master Plan of Development. The
Planning Commission shall have the final authority to
approve any other changes to the Master Plan of
Development and any associated Tentative Maps.
5. All subsequent Tentative Parcel Map and construction
BP/FM
PS
permits shall be consistent with the Master Plan of
Development contained herein.
6. All exterior elevations, finish materials and colors shall be
BP
PS
consistent with the Master Plan of Development as shown
in Exhibit F, H, I, and J.
7. All site development shall be consistent with the maximum
BP/FM
PS
intensities described in the statistical project summary as
shown on EXHIBIT C.
8. All site work, grading and site improvements shall be
BP/FM
PS
consistent with the Master Plan of Development as shown
in EXHIBIT B, D and E.
9. A final landscape and irrigation plan shall be approved
BP
PS
prior to the issuance of building permits and included as
part of site improvement plan consistent with EXHIBIT D.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
5460 Mariquita Avenue
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
PD-7 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2003-0090/ZCH 2003-0040
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
All exterior meters, air conditioning units and mechanical
equipment shall be screened with landscape material.
Trash/recycle container areas shall be screened with
fencing or landscape.
All front yards shall be landscaped by the developer. All
landscape maintenance shall be the responsibility of the
individual property owner.
Two additional 15-gallon street trees to be double staked
shall be planted along Mariquita Avenue (Parcels C & D).
10. All project fencing shall be installed consistent with
BP
PS
EXHIBIT D subject to the following modifications.
a. The front yards adjacent to Mariquita Avenue
(Parcels C & D) shall not be enclosed with any
fencing which exceeds 3-feet in height.
b. The design of all fencing shall be compatible with the
overall project design, subject to staff approval
11. Retaining walls visible for the street shall incorporate
GP
PS
design & materials to match or compliment the texture and
BP
color of the primary residence. Rear yard retaining walls
may be designed to blend with the proposed landscaping.
12. Affordable Housing Requirement: The applicant shall
FM, BP
PS, CE
either set aside one housing unit at the moderate category
rate for a period of 30 years, or pay an in-lieu fee based
on 2.50% of the valuation of each of the market rate units.
13 II exterior material finishes (stucco, materials, lighting,
BP
PS
garage doors) shall be durable, high quality, and
consistent with the historically compatible appearance.
14. The colony house lot shall include a deed restriction
FM
PS, CE
preventing the site from being subdivided or from being
altered, which degrades the historic significance of the
property.
Building Services
15. A soils investigation prepared by a licensed
BP
FM
Geotechnical Engineer is to be provided for the
project. The report is to be provided at the time of
building permit submittal along with the building plans
for review by the Building Division.
Recommendations contained in the report are to be
incorporated into the project plans.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
5460 Mariquita Avenue
GP: Grading Permit
FD: Fire Department
PD -7 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2003-0090/ZCH 2003-0040
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
Fire Marshal
16. A minimum 12' paved with 16' total clear width access
BP
PS, BS
with a minimum head clearance of 13'-6" is to be
provided to each building location. Sixteen -foot clear
width may be provided with use of turf block along the
south side for emergency vehicle access.
17. Show location of existing and any proposed fire
BP
BS
hydrants.
18. Provide a letter from the Atascadero Mutual Water
BP
BS
Company stating the minimum expected water
available to the site. Amount available must meet
min. requirement specified in the California Fire Code.
19. Note approved address signage is to be provided.
BP
BS
20. Note on plans that fire lanes shall be delineated to
BP
BS
restrict parking as required by the Fire Authority.
City Engineer
Standard Conditions
21. In the event that the applicant is allowed to bond for
BP
BS
the public improvements required as a condition of
this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
22. An engineer's estimate of probable cost shall be
BP
PW
submitted for review and approval by the City
Engineer to determine the amount of the bond.
23. .The Subdivision Improvement Agreement shall
BP
PW
record concurrently with the Final Map.
24. All public improvements shall be constructed in
BP
PW
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or
as directed by the City Engineer.
25. The applicant shall enter into a Plan Check/Inspection
BP
BS
agreement with the City.
26. The applicant shall be responsible for the relocation
BP
PW
and/or alteration of existing utilities.
27. The applicant shall install all new utilities (water, gas,
BP
BS
electric, cable TV and telephone) underground.
Utilities shall be extended to the property line frontage
of each lot or its public utility easement.
28. The applicant shall monument all property corners for
BP
PW
construction control and shall promptly replace them
if disturbed.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
5460 Mariquita Avenue
GP: Grading Permit
FD: Fire Department
PD -7 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2003-0090/ZCH 2003-0040
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
29. A preliminary subdivision guarantee shall be
BP
PW
submitted for review in conjunction with the
processing of the parcel map.
30. All existing and proposed utility, pipeline, open space,
BP
PS/PW
or other easements are to be shown on the parcel
map. If there are building or other restrictions related
to the easements, they shall be noted on the parcel
map. The applicant shall show all access restrictions
on the parcel map.
31. Prior to recording the parcel map, the applicant shall
BP
PS/PW
submit a map drawn in substantial conformance with
the approved tentative map and in compliance with all
conditions set forth herein shall be submitted for
review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision
Ordinance.
32. Prior to recording the parcel map, the applicant's
BP
PW
surveyor shall set monuments at all new property
corners or shall indicate, by certificate on the final
map, that corners have been set or shall be set by a
date specific and that they will be sufficient to enable
the survey to be retraced.
33. Prior to recording the parcel map, the applicant shall
BP
BS
pay all outstanding plan check/inspection fees.
34. Prior to recording the parcel map, the applicant shall
BP
PW
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, which indicates their review of the map.
The letter shall identify any new easements, which
may be required by the utility company. A copy of the
letter shall be submitted to the City. New easements
shall be shown on the parcel map.
35. Upon recording the final map, the applicant shall
BP
PW
provide the City with a black line clear Mylar (0.4 mil)
copy and a blue line print of the recorded map.
36. Prior to the final inspection of any public
BP
PW
improvements, the applicant shall submit a written
statement from a registered civil engineer that all
work has been completed and is in full compliance
with the approved plans.
City Engineer
Site Specific Conditions
37. The applicant shall construct new curb and gutter, in
BP
PS/PW
accordance with City Standards, as shown on
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
5460 Mariquita Avenue
GP: Grading Permit
FD: Fire Department
PD -7 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2003-0090/ZCH 2003-0040
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
improvement plans, along entire frontage.
38. The applicant shall sawcut and remove existing
BP
PW
asphalt concrete roadway as shown on plans and
repave to new curb and gutter, in accordance with
City Standards.
39. The applicant shall address stormwater detention
BP
PW
prior to grading and drainage approval.
40. The applicant shall pay sewer Extension (Annexation)
BP
PW
and Connection fees upon issuance of building
permit.
41. Each building shall be individually connected to the
BP
PW
public sewer via a 4" gravity lateral to which each
individual 2" forcemain will be connected.
42. Building plans shall be include detail of sewage
BP
BS
sumps and pumps, control panel and alarm systems.
43. A 5 -foot drainage easement shall be recorded
BP
PW
on the final map along the south property line of
Parcel A and Parcel B and the east property line
of Parcel B.
44. Existing drainage patterns from adjacent
BP
PW
properties shall not be obstructed.
45. All drainage from improvements shall cross
BP
PW
property lines within drainage easements.
Atascadero Mutual Water Company
46. Prior to the recordation of the Final Parcel Map, the
BP
BS
applicant shall submit plans showing the water
distribution facilities required to serve the project for
review and approval by the Atascadero Mutual Water
Company. All new water distribution facilities shall be
constructed in conformance with Atascadero Mutual
Water Company Standards.
47. Prior to the recordation of the Final Map, the applicant
BP
BS
shall obtain a " Will Serve " letter from the Atascadero
Mutual Water Company.
48. Prior to issuance of building permits, the applicant
BP
BS
shall pay all installation and connection fees required
by the Atascadero Mutual Water Company.
49. Show all fire suppression appurtenances required by
BP
BS
the Atascadero Fire Department.
Mitigation Measures
Mitigation Measure 1.c.1: If exterior lighting is proposed, it
BP
PS
1.c.1
shall be designed to eliminate any off site glare. All exterior
Conditions of Approval /
Mitigation Monitoring Program
5460 Mariquita Avenue
PD -7 Master Plan of Development
CUP 2003-0090/ZCH 2003-0040
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
site lights shall utilize full cut-off, "hooded" lighting fixtures to
prevent offsite light spillage and glare. Any luminaire pole
height shall not exceed 16 -feet in height, limit intensity to 2.0
foot candles at ingress/egress, and otherwise 0.6 foot candle
minimum to 1.0 maximum within the private street. Fixtures
shall be shield cut-off type and compatible with historic setting,
subject to staff approval.
Mitigation Measure 3.b: The project shall be conditioned to
BP
BS
3.b
comply with all applicable District regulations pertaining to the
control of fugitive dust (PM -10) as contained in section 6.4 of
the Air Quality Handbook. All site grading and demolition
plans notes shall list the following regulations:
A All material excavated or graded shall be sufficiently
watered to prevent excessive amounts of dust. Watering
shall occur at least twice daily with complete coverage,
preferably in the late morning and after work is finished for
the day.
B. All clearing, grading, earth moving, or excavation activities
shall cease during periods of high winds (i.e. greater than
20 mph averaged over one hour) so as to prevent
excessive amounts of dust.
C. All material transported off-site shall be either sufficiently
watered or securely covered to prevent excessive
amounts of dust.
D. The area disturbed by clearing, grading, earth moving, or
excavation operations shall be minimized so as to prevent
excessive amounts of dust.
E. Permanent dust control measured identified in the
approved project revegetation and landscape plans shall
be implemented as soon as possible following completion
of any soil disturbing activities.
F. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading shall be
sown with fast -germinating native grass seed and watered
until vegetation becomes established.
G. All disturbed areas not subject to revegetation shall be
stabilized using approved chemical soil binders, jute
netting, or other methods in advance by the APCD.
H. All roadways, driveways, sidewalks, etc. to be paved shall
be completed as soon as possible. In addition, structural
foundations shall be completed as soon as possible
following building pad construction.
I. On-site vehicle speed shall be limited to 15 mph for any
unpaved surface.
J. All unpaved areas with vehicle traffic shall be watered at
least twice per day, using non -potable water.
K. Streets adjacent to the project site shall be swept daily to
remove silt which may have accumulated from
construction activities so as to prevent excessive amounts
of dust from leaving the site.
L. Wheel washers may be required when significant offsite
import or export of fill is involved.
M. Large canopy shade trees shall be provided along street
frontages and within parking areas to shade paved areas
and minimize urban heat build-up.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
5460 Mariquita Avenue
GP: Grading Permit
FD: Fire Department
PD -7 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2003-0090/ZCH 2003-0040
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
Mitigation Measure 4.e.1: An arborists report shall be required
GP
BS
4.e.1
prior to project implementation. The report shall identify each
native tree proposed for removal and each tree within the
project area subject to potential impact. The report shall
provide recommendations for tree pruning, tree protection of
existing native trees to remain, and identify native tree
impact/replacement mitigation per the Atascadero Municipal
Code Section 9-11.105.
Mitigation Measure 4.e.2: The building permit site plan shall
GP
BS
4.e.2
identify all protection and enhancement measures
recommended by the Certified Arborist in the Tree Protection
Plan. Tree protection fencing shall be installed at the locations
called out in the Tree Protection Plan.
Mitigation Measure 4.e.3: The proposed front yard lands cape
GP
BS
4.e.3
trees shall be minimum 15 -gallon size and double staked.
Mitigation Measure 4.e.4: The developer shall contract with a
GP
BS
4.e.4
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,
project superintendent to review the project conditions and
requirements prior to any grubbing or earth work for any
portion of the project site. All tree protection fencing and
trunk protection shall be installed for inspection during the
meeting. Tree protection fencing shall be installed at the
line of encroachment into the tree's root zone area.
(c) As specified by the arborist report and City staff:
■ Prune all trees to be saved for structural strength and
crown cleaning by a licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning
and tree pruning.
■ All trenching or grading within the protected root zone
area, outside of the tree protection fence shall require
hand trenching or preserve and protect roots that are
larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced
protected area.
■ Any roots that are 4 inches in diameter or larger are
not to be cut until inspected and approved by the on-
site arborist.
■ Apply any additional recommendations of the project
arborist.
(d) Upon project completion and prior to final occupancy a
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
5460 Mariquita Avenue
GP: Grading Permit
FD: Fire Department
PD -7 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2003-0090/ZCH 2003-0040
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
final status report shall be prepared by the project arborist
certifying that the tree protection plan was implemented,
the trees designated for protection were protected during
construction, and the construction -related tree protection
measures are no longer required for tree protection.
Mitigation Measure 5.a.1: The proposed project shall
GP
PS, BS, CE
5.a.1
incorporate the Secretary of the Interior's Standards and
Illustrated Guidelines for Rehabilitating Historic Buildings. The
standards shall apply to the exterior rehabilitation of the
Colony house, construction of the new detached garage for the
colony house, design of the proposed three homes, and
proposed landscape improvements to the overall project site,
subject to staff review and approval.
Mitigation Measure 5.a.2: Final design of the new detached
GP
PS, BS, CE
5.a.2
garage for the colony house shall be compatible with the
existing colony house and single -car garage, including
matching exterior materials and colors.
Mitigation Measure 5.a.3: The proposed project shall include
GP
PS, BS, CE
5.a.3
Covenants, Conditions and Restrictions (CC&R's) that
incorporate the planned development conditions of approval to
ensure that the site retains the historic qualities (historic
buildings, architecture, colors, materials, fencing, and
landscaping) over time.
Mitigation Measure 5.b: Should any cultural resources be
GP
PS, BS, CE
5.b
unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to
a non-significant level.
Mitigation Measure 6.b.1: The grading permit application
GP
PS, BS, CE
6.16.1
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.c.d: A soils report shall be required to be
GP
BS
6.c.d
submitted with a future building permit by the building
department.
Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention
GP
PS, BS, CE
8.e.f.1
Plan (SWPPP)/Erosion Control Plan shall be submitted and
approved by the City Engineer prior to the issuance of the
building permit. The plan shall include storm water measures
for the operation and maintenance of the project for the review
and approval of the City Engineer. The Building Permit
application plans shall identify Best Management Practices
(BMPs) appropriate to the uses conducted on site that
effectively prohibit the entry of pollutants into storm water
runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for
GP
PS, BS, CE
8.0.2
ensuring that all contractors are aware of all storm water
Conditions of Approval /
Mitigation Monitoring Program
5460 Mariquita Avenue
PD -7 Master Plan of Development
CUP 2003-0090/ZCH 2003-0040
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
quality measures and that such measures are implemented.
Failure to comply with the approved construction Best
Management Practices will result in the issuance of correction
notices, citations, or stop orders.
Mitigation Measure 11.d: All construction activities shall
BP, GP
PS, BS
11.d
comply with the City of Atascadero Noise Ordinance for hours
of operation.
Construction activities shall be limited to the following hours of
operation:
• 7 a.m. to 7 p.m. Monday through Friday
• 9 a.m. to 6 p.m. Saturday
• No construction on Sunday
Further, particularly loud noises shall not occur before 8 a.m.
on weekdays and not at all on weekends.
The hours of construction may be modified by the Community
Development Director upon a determination that unusually
loud construction activities are having a significant impact on
the neighbors.
Failure to comply with the above-described hours of operation
may result in withholding of inspections and possible
construction prohibitions, subject to the review and approval of
the Planning Commission.
A sign shall be posted on-site with the hours of operation and
a telephone number of the person to be contacted in the event
of any violations. The details of such a sign shall be approved
by staff during the Grading Plan/Building Permit review
process.
EXHIBIT B: Site Plan
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$ V� 4 unit cottage complex
b 5460 Marquita Ave. a
Atascadero, California ""-
EXHIBIT C: Statistical Summary of Project
Proposed Project Summary
Lot A
Lot B
Lot C
Lot D
Lot Area
6621 sf
5637 sf
7108 sf
11243 sf
Building Footprint
1455 sf
880 sf
838 sf
1560 sf
(not to exceed 35%)
22%
16%
12%
14%
Landscaped Area
3178 sf
3 10 0 sf
2132 sf
7083 sf
minimum 40%
48%
55%
30%
63%
Covered Parking
2 spaces
2 spaces
2 spaces
2 spaces
Guest Parking
spaces
2 spaces
1 spaces
1 spaces
Floor Plan
A
B
C
D
Lower Living Area
1455
880
838
440
EXHIBIT D: Landscape Plan
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EXHIBIT E: Grading and Drainage Plan
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EXHIBIT F: Site Section
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EXHIBIT G: Lot 1 - ELEVATIONS AND FLOOR PLANS - PLAN A
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Atascadero, California
EXHIBIT Lot 3 -ELEVATIONS AND FLOOR PLANS - PLAN B
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Atascadero, California
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EXHIBIT J: Lot 1- GARAGE ELEVATIONS aDFLOORPLAN -PLAND
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EXHIBIT K: EXTERIOR COLOR & MATERIAL SAMPLE BOARD
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ATTACHMENT 5: Draft Resolution PC 2003-0038
PD -7 Master Plan of Development (CUP 2003-0090)/ZCH2O03-0040/TPM2003-0036
Approval of Proposed Vesting Tentative Tract Map
DRAFT RESOLUTION PC 2003-0038
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE VESTING TENTATIVE PARCEL MAP 2003-0036,
A FOUR LOT MAP CONSISTENT WITH A PD -7 OVERLAY ZONE
OF APN 029-292-024
(5460 Mariquita Avenue / Jorgensen)
WHEREAS, an application has been received from Rick & Tricia Jorgensen (5460
Mariquita Avenue, Atascadero, CA 93423) Applicant and Property Owner to consider a
project consisting of a zone change from RMF -10 (Residential Mult�Family) to RMF -10 /
PD -7 (Residential Multi -Family with Planned Development Overlay #7) with the adoption of
a Master Plan of Development, and a four lot residential Tentative Parcel Map on APN 029-
292-024 and,
WHEREAS, the site's General Plan Designation is MDR (Medium -Density
Residential); and,
WHEREAS, the site's current zoning district is RMF- 10 (Residential Multi -Family);
and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a PD -7 overlay with a Master Plan of Development thereby allowing a six 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 19, 2003, studied and considered Tentative Parcel Map 2003-
0036, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project; and,
NOW, THEREFORE, the Planning Commission takes the following actions:
Section 1. Findings of Approval for 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 Planned
Development Overlay District #7 Master Plan of Development (CUP 2003-0090).
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.
8. The design of the subdivision will provide a deed restriction on the colony house
Parcel D will include a deed restriction preventing the site from being subdivided
or from being altered which degrades the significance of the historic house.
9. Covenants, Conditions and Restrictions (CC&R's) shall be required that
incorporate the planned development conditions of approval to ensure that the site
retains the historic qualities (historic buildings, architecture, colors, materials,
street amenities, fencing, and landscaping) over time
10. 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 19, 2003, resolved to
recommend that the City Council approval of Vesting Tentative Parcel Map (TPM 2003-
0036) subject to the following:
1. Exhibit A: Vesting Tentative Parcel Map 2003-0036
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Exhibit A: Vesting Tentative Parcel Map 2003-0036
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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
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary Occupancy
Fl: 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
FM
PS
become final and effective following approval of Zone
Change 2003-0040 and CUP 2003-0090.
2. Approval of this Tentative Parcel Map shall be valid for
FM
PS
two 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
FM
PS
the 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 Parcel Map shall be subject to additional fees for
FM
PS
park or 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 Planning Services. The CC&R's shall
identify the maintenance responsibilities of all private
driveways, sewer facilities, drainage facilities, common
parking areas, site lighting, landscape areas, fencing,
and other common facilities. The CC&R's shall also
state that all exterior colors, exterior materials, yard
fencing and site landscaping shall be consistent with the
overall master plan of development.
6. The granting of this entitlement shall apply to the
On going
PS
property located at 5460 Mariquita Avenue (APN 029-
292-024) regardless of owner.
7. The Final Map shall be drawn in substantial
FM
PS
conformance 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
FM
PS
harmless 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,
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
concerning the subdivision.
9. Affordable Housing Requirement: The applicant shall
FM
PS, CE
either set aside one housing unit at the moderate
category rate for a period of 30 years, or pay an in -lieu
fee based on 2.50% of the valuation of each of the
market rate units.
10. The colony house lot shall include a deed restriction
GP
PS, CE
preventing the site from being subdivided or from
being altered, which degrades the historic
significance of the property.
11. The applicant will be required to record CC&R's for
FM
PS, CE
the map that will include maintenance and access of
common areas.
Building Services
11. A soils investigation prepared by a licensed
FM
PS, BS, CE
Geotechnical Engineer is to be provided for the
project. The report is to be provided at the time of
building permit submittal along with the building plans
for review by the Building Division.
Recommendations contained in the report are to be
incorporated into the project plans.
Fire Marshal
12. A minimum 12' paved with 16' total clear width access
FM
PS, CE
with a minimum head clearance of 13'-6" is to be
provided to each building location. Sixteen -foot clear
width may be provided with use of turf block along the
south side for emergency vehicle access.
13. Show location of existing and any proposed fire
FM
CE
hydrants.
14. Provide a letter from the Atascadero Mutual Water
FM
CE
Company stating the minimum expected water
available to the site. Amount available must meet
minimum requirement specified in the California Fire
Code.
15. Note that approved address signage is to be
FM
CE
provided.
16. Note on plans that fire lanes shall be delineated to
FM
CE
restrict parking as required by the Fire Authority.
City Engineer
Standard Conditions
17. In the event that the applicant is allowed to bond for
BP
BS
the public improvements required as a condition of
this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
18. An engineer's estimate of probable cost shall be
BP
PW
submitted for review and approval by the City
Engineer to determine the amount of the bond.
19. .The Subdivision Improvement Agreement shall
BP
PW
record concurrently with the Final Map.
20. All public improvements shall be constructed in
BP
PW
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or
as directed by the City Engineer.
21. The applicant shall enter into a Plan Check/Inspection
BP
BS
agreement with the City.
22. The applicant shall be responsible for the relocation
BP
PW
and/or alteration of existing utilities.
23. The applicant shall install all new utilities (water, gas,
BP
BS
electric, cable TV and telephone) underground.
Utilities shall be extended to the property line frontage
of each lot or its public utility easement.
24. The applicant shall monument all property corners for
BP
PW
construction control and shall promptly replace them
if disturbed.
25. A preliminary subdivision guarantee shall be
BP
PW
submitted for review in conjunction with the
processing of the parcel map.
26. All existing and proposed utility, pipeline, open space,
BP
PS/PW
or other easements are to be shown on the parcel
map. If there are building or other restrictions related
to the easements, they shall be noted on the parcel
map. The applicant shall show all access restrictions
on the parcel map.
27. Prior to recording the parcel map, the applicant shall
BP
PS/PW
submit a map drawn in substantial conformance with
the approved tentative map and in compliance with all
conditions set forth herein shall be submitted for
review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision
Ordinance.
28. Prior to recording the parcel map, the applicant's
BP
PW
surveyor shall set monuments at all new property
corners or shall indicate, by certificate on the final
map, that corners have been set or shall be set by a
date specific and that they will be sufficient to enable
the survey to be retraced.
29. Prior to recording the parcel map, the applicant shall
BP
BS
pay all outstanding plan check/inspection fees.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
30. Prior to recording the parcel map, the applicant shall
BP
PW
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, vtkiich indicates their review of the map.
The letter shall identify any new easements, which
may be required by the utility company. A copy of the
letter shall be submitted to the City. New easements
shall be shown on the parcel map.
31. Upon recording the final map, the applicant shall
BP
PW
provide the City with a black line clear Mylar (0.4 mil)
copy and a blue line print of the recorded map.
32. Prior to the final inspection of any public
BP
PW
improvements, the applicant shall submit a written
statement from a registered civil engineer that all
work has been completed and is in full compliance
with the approved plans.
City Engineer
Site Specific Conditions
33. The applicant shall construct new curb and gutter, in
BP
PS/PW
accordance with City Standards, as shown on
improvement plans, along entire frontage.
34. The applicant shall sawcut and remove existing
BP
PW
asphalt concrete roadway as shown on plans and
repave to new curb and gutter, in accordance with
City Standards.
35. The applicant shall address stormwater detention
BP
PW
prior to grading and drainage approval.
36. The applicant shall pay sewer Extension (Annexation)
BP
PW
and Connection fees upon issuance of building
permit.
37. Each building shall be individually connected to the
BP
PW
public sewer via a 4" gravity lateral to which each
individual 2" forcemain will be connected.
38. Building plans shall be include detail of sewage
BP
BS
sumps and pumps, control panel and alarm systems.
Atascadero Mutual Water Company
39. Prior to the recordation of the Final Parcel Map, the
BP
BS
applicant shall submit plans showing the water
distribution facilities required to serve the project for
review and approval by the Atascadero Mutual Water
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
Company. All new water distribution facilities shall be
constructed in conformance with Atascadero Mutual
Water Company Standards.
40. Prior to the recordation of the Final Map, the applicant
BP
BS
shall obtain a " Will Serve " letter from the Atascadero
Mutual Water Company.
41. Prior to issuance of building permits, the applicant
BP
BS
shall pay all installation and connection fees required
by the Atascadero Mutual Water Company.
42. Show all fire suppression appurtenances required by
BP
BS
the Atascadero Fire Department.
43. Prior to the recordation of the Final Parcel Map, the
BP
BS
applicant shall submit plans showing the water
distribution facilities required to serve the project for
review and approval by the Atascadero Mutual Water
Company. All new water distribution facilities shall be
constructed in conformance with Atascadero Mutual
Water Company Standards.
44. A 5 -foot drainage easement shall be recorded
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PW
on the final map along the south property line of
Parcel A and Parcel B and the east property line
of Parcel B.
45. Existing drainage patterns from adjacent
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properties shall not be obstructed.
46. All drainage from improvements shall cross
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property lines within drainage easements.
Mitigation Measures
Mitigation Measure 1.c.1: If exterior lighting is proposed, it
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PS
1.c.1
shall be designed to elim inate any off site glare. All exterior
site lights shall utilize full cut-off, "hooded" lighting fixtures to
prevent offsite light spillage and glare. Any luminaire pole
height shall not exceed 16 -feet in height, limit intensity to 2.0
foot candles at ingress/egress, and otherwise 0.6 foot candle
minimum to 1.0 maximum within the private street. Fixtures
shall be shield cut-off type and compatible with historic setting,
subject to staff approval.
Mitigation Measure 3.b: The project shall be conditioned to
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BS
3.b
comply with all applicable District regulations pertaining to the
control of fugitive dust (PM -10) as contained in section 6.4 of
the Air Quality Handbook. All site grading and demolition
plans notes shall list the following regulations:
A. All material excavated or graded shall be sufficiently
watered to prevent excessive amounts of dust. Watering
shall occur at least twice daily with complete coverage,
preferably in the late morning and after work is finished for
the day.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
B. All clearing, grading, earth moving, or excavation activities
shall cease during periods of high winds (i.e. greater than
20 mph averaged over one hour) so as to prevent
excessive amounts of dust.
C. All material transported off-site shall be either sufficiently
watered or securely covered to prevent excessive amounts
of dust.
D. The area disturbed by clearing, grading, earth moving, or
excavation operations shall be minimized so as to prevent
excessive amounts of dust.
E. Permanent dust control measured identified in the
approved project revegetation and landscape plans shall
be implemented as soon as possible following completion
of any soil disturbing activities.
F. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading shall be
sown with fast-germinating native grass seed and watered
until vegetation becomes established.
G. All disturbed areas not subject to revegetation shall be
stabilized using approved chemical soil binders, jute
netting, or other methods in advance by the APCD.
H. All roadways, driveways, sidewalks, etc. to be paved shall
be completed as soon as possible. In addition, structural
foundations shall be completed as soon as possible
following building pad construction.
I. On-site vehicle speed shall be limited to 15 mph for any
unpaved surface.
J. All unpaved areas with vehicle traffic shall be watered at
least twice per day, using non-potable water.
K. Streets adjacent to the project site shall be swept daily to
remove silt which may have accumulated from construction
activities so as to prevent excessive amounts of dust from
leaving the site.
L. Wheel washers may be required when significant offsite
import or export of fill is involved.
M. Large canopy shade trees shall be provided along street
frontages and within parking areas to shade paved areas
and minimize urban heat build-up
Mitigation Measure 4.e.1: An arborists report shall be required
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4.e.1
prior to project implementation. The report shall identify each
native tree proposed for removal and each tree within the
project area subject to potential impact. The report shall
provide recommendations for tree pruning, tree protection of
existing native trees to remain, and identify native tree
impact/replacement mitigation per the Atascadero Municipal
Code Section 9-11.105.
Mitigation Measure 4.e.2: The building permit site plan shall
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4.e.2
identify all protection and enhancement measures
recommended by the Certified Arborist in the Tree Protection
Plan. Tree protection fencing shall be installed at the locations
called out in the Tree Protection Plan.
Mitigation Measure 4.e.3: The proposed front yard landscape
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4.e.3
trees shall be minimum 15-gallon size and double staked.
Mitigation Measure 4.e.4: The developer shall contract with a
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4.e.4
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
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,
project superintendent to review the project conditions and
requirements prior to any grubbing or earth work for any
portion of the project site. All tree protection fencing and
trunk protection shall be installed for inspection during the
meeting. Tree protection fencing shall be installed at the
line of encroachment into the tree's root zone area.
(c) As specified by the arborist report and City staff:
■ Prune all trees to be saved for structural strength and
crown cleaning by a licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning
and tree pruning.
■ All trenching or grading within the protected root zone
area, outside of the tree protection fence s hall require
hand trenching or preserve and protect roots that are
larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced
protected area.
■ Any roots that are 4 inches in diameter or larger are
not to be cut until inspected and approved by the on-
site arborist.
■ Apply any additional recommendations of the project
arborist.
(d) Upon project completion and prior to final occupancy a
final status report shall be prepared by the project arborist
certifying that the tree protection plan was implemented,
the trees designated for protection were protected during
construction, and the construction-related tree protection
measures are no longer required for tree protection.
Mitigation Measure 5.a.1: The proposed project shall
GP
PS, BS, CE
5.a.1
incorporate the Secretary of the Interior's Standards and
Illustrated Guidelines for Rehabilitating Historic Buildings. The
standards shall apply to the exterior rehabilitation of the
Colony house, construction of the new detached garage for the
colony house, design of the proposed three homes, and
proposed landscape improvements to the overall project site,
subject to staff review and approval.
Mitigation Measure 5.a.2: Final design of the new detached
GP
PS, BS, CE
5.a.2
garage for the colony house shall be compatible with the
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
5460 Mariquita Avenue
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
existing colony house and single -car garage, including
matching exterior materials and colors.
Mitigation Measure 5.a.3: The proposed project shall include
GP
PS, BS, CE
5.a.3
Covenants, Conditions and Restrictions (CC&R's) that
incorporate the planned development conditions of approval to
ensure that the site retains the historic qualities (historic
buildings, architecture, colors, materials, fencing, and
landscaping) over time.
Mitigation Measure 5.b: Should any cultural resources be
GP
PS, BS, CE
5.b
unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to
a non-significant level.
Mitigation Measure 6.b.1: The grading permit application
GP
PS, BS, CE
6.b.1
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.c.d: A soils report shall be required to be
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6.c.d
submitted with a future building permit by the building
department.
Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention
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PS, BS, CE
8.e.f.1
Plan (SWPPP)/Erosion Control Plan shall be submitted and
approved by the City Engineer prior to the issuance of the
building permit. The plan shall include storm water measures
for the operation and maintenance of the project for the review
and approval of the City Engineer. The Building Permit
application plans shall identify Best Management Practices
(BMPs) appropriate to the uses conducted on site that
effectively prohibit the entry of pollutants into storm water
runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for
GP
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 11.d: All construction activities shall
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11.d
comply with the City of Atascadero Noise Ordinance for hours
of operation.
Construction activities shall be limited to the following hours of
operation:
• 7 a.m. to 7 p.m. Monday through Friday
• 9 a.m. to 6 p.m. Saturday
• No construction on Sunday
Further, particularly loud noises shall not occur before 8 a.m.
on weekdays and not at all on weekends.
The hours of construction may be modified by the Community
Development Director upon a determination that unusually
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
5460 Mariquita Avenue
SIP: Subdivision
FD: Fire Department
Vesting Tentative Parcel Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2003-0036
TO: Temporary occupancy
FI: Final inspection
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
AMWC: Water Comp.
loud construction activities are having a significant impact on
the neighbors.
Failure to comply with the above-described hours of operation
may result in withholding of inspections and possible
construction prohibitions, subject to the review and approval of
the Planning Commission.
A sign shall be posted on-site with the hours of operation and
a telephone number of the person to be contacted in the event
of any violations. The details of such a sign shall be approved
by staff during the Grading Plan/Building Permit review
process.