HomeMy WebLinkAboutPC_2003-09-02_AgendaPacketCITY OFATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
September 2, 2003 — 7:00 P.M.
City of Atascadero
6500 Palma Ave. — 4th Floor, - Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Fonzi
Vice Chairperson Kelley
Commissioner Bentz
Commissioner Beraud
Commissioner Jones
Commissioner O'Keefe
Commissioner Porter
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes.
Please state your name and address for the record before making your presentation. The Commission may
take action to direct the staff to place a matter of business on a future agenda)
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non -controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions)
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON AUGUST 19, 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. PLANNING COMMISSION REVIEW HEARING OF CONDITIONAL USE
PERMIT U821025,5400 CARRIZO ROAD: RALPH'S CUSTOM MEATS.
Owner:
Tom Dorsey,8225 Lake Nacimiento Drive, Paso Robles, CA 93446
Project Title:
Conditional Use Permit U821025
Approved by Atascadero Planning Commission December 6, 1982
Project
5400 Carrizo Road, Atascadero, CA 93422
Location-
(San Luis Obispo County) APN 049-101-012
Project
The Planning Commission will be holding an informational hearing for the purpose
Description-
of reviewing the status of the conditional use permit for Ralph's Custom Meats, the
Description-
conditions of approval and the business' compatibility with the neighborhood.
General Plan Designation: Single Family Residential '/z acre (SFR -X)
Zoning District: RSF-X t
3. ZCH-2002-0027 CUP 2002-0064, TTM 2002-0018:1200 LA COSTA PD -7
Applicant:
Andy Charnley, 200 S. Main Street, Templeton, CA 93465; Phone: 434-4252
Project Title:
La Costa Court — Planned Development Zone Code Text 2003-0083, Zone Change 2002-
0027, Conditional Use Permit 2002-0064, Vesting Tentative Tract Map 2002-0018 for a 40 -lot
multi -family residential subdivision.
Project
1200 La Costa Court, Lot 10, Tract 2234, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 045-358-010.
Project
The proposed project consists of an application for a Planned Development Overlay Zone,
Description-
Conditional Use Permit, and Tentative Tract Map. The proposed project consists of 40
attached, multi -family residential units with a 60 -foot wide private open space/parking area
adjacent to existing La Costa Court residences. The project site is 2.9 -acres and is located
between U.S. Highway 101 and EI Camino Real on La Costa Court. The project will include
40 lots ranging in size from 1,887 to 2,278 square feet, 40 on-site guest parking spaces, and
19,730 square feet of private open space. There are no native trees on-site.
General Plan Designation: High -Density Residential (16 units/acre)
Zoning District: Residential Multi -Family - 16
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 9/2/03 at 6500 Palma Avenue, Community Development Department, from 8:00 a.m.
to 5:00 p.m., Monday through Friday.
4. TPM 2003-0041: 2435 SAN FERNANDO ROAD
Applicant: Richard Audette, 2435 San Fernando Road, Atascadero, CA 93422
Sandy L. Summers, 2435 San Fernando Road, Atascadero, CA 93422
Project Title:
Tentative Parcel Map 2003-0041 (AT03-0104)
Project Location:
South of Balboa Road, northeast of San Fernando Road, east of Corriente Road, at 2435
San Fernando Road, Atascadero, CA 93422, San Luis Obispo County
Project
APN 050-131-005 and 020
Project
A proposed subdivision of two existing lots, totaling 10.52 acres (gross) into three lots of
Description:
4.148, 3.18, and 3.18 acres. Proposed parcel 1 is currently developed with a single-family
Description:
residence and accessory structures. Proposed parcels 2 and 3 are vacant and would be
available for single- family residential development, however development is not proposed
with this application. The project area is moderately sloping, with an average slope of 14
to 19% and contains several native oak trees. The proposed new parcels will receive
water service from the Atascadero Mutual Water Company. Septic systems will be utilized
for wastewater disposal.
General Plan Designation: Rural Estate (RE)
Zoning District: Residential Suburban RS
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is
Environmental
proposed. The proposed Negative Declaration is available for public review from 08/14/03
Determination:
through 09/02/03 at 6500 Palma Avenue, Community Development Department, Room
104, from 8:00 a.m. to 5:00 .m., Monday through Friday.
5. ZCH 2003-0061, CUP 2003-0110, TPM 2003-0047: PD -14 AMENDMENT LAKES
(MIDLAND PACIFIC)
Applicant;
Midland Pacific Building Corporation, 6955 EI Camino Real, Atascadero, CA 93422
Project Tit/e:
Chico Road Subdivision
ZCH 2003-0061, CUP 2003-0110, TPM 2003-0047
Project
2955 Chico Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 049-022-009
Project
The proposed project is a request for a Zone Change (ZCH), Conditional Use Permit (CUP)
Description:
and Tentative Parcel Map (TPM). The Zone Change would establish a Planned
Development No. 14 overlay on the site, subject to a master plan of development (CUP)
that would allow 2 single- family residences to be constructed. The Tentative Parcel Map
would create a 3 -lot subdivision. The project would be subject to architectural and
landscape standards. The project site is a slight to moderately sloping lot currently
developed with an industrial building and various accessory structures. The existing
structures will be removed/demolished.
General Plan Designation: Open Space
Zoning District: Residential Single Family — Y
COMMISSIONER COMMENTS & REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission will be September 16, 2003 at City Hall in
the 4ch 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.
1\CityhaII\CDvlpmnt\- PC Agendas\PC 2003\PC Agenda. 09-02-03.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
Planning Commission Staff Report
Planning Commission Review Hearing
Conditional Use Permit U821025
Ralph's Custom Meats: 5400 Carrizo Road:
Approved by Atascadero Planning Commission December 6, 1982
(Tom Dorsey)
SUBJECT:
The Planning Commission will be holding an informational hearing for the purpose of reviewing
the status of Conditional Use Permit U821025 for Ralph's Custom Meats, the conditions of
approval and the business' compatibility with the neighborhood.
RECOMMENDATION:
Staff Reeommends:
The Planning Commission take testimony from the applicant and neighborhood on the operation
of the business and provide staff with direction on how to prepare amended conditions of
approval for a future hearing.
SITUATION AND FACTS:
1. Owner: Tom Dorsey,8225 Lake Nacimiento Drive, Paso
Robles, CA 93446
2. Project Address: 5400 Carrizo Road, Atascadero, CA 93422
(San Luis Obispo County) APN 049-101-012
3. General Plan Designation: Single Family Residential %2 acre (SFR -X)
4. Zoning District: Residential Single Family %2 acre (RSF-X)
5. Existing Use: Single family house with free standing butcher shop
6. Environmental Status: Categorical Exemption CEQA section 15303
Class 3(c) was certified for the original CUP on
December 6, 1982.
BACKGROUND
Ralph's Custom Meats has been in operation at 5400 Carrizo Road for over 20 years. The
original owner, Ralph McCormack applied to the City in 1982 for a conditional use permit to
"establish a custom meat processing business in conjunction with an existing single family
residence." In 1982 the zoning was A-1-2'/2 and the General Plan was SSF, Suburban Single
Family. The Planning Commission held a public hearing and granted the CUP subject to
conditions of approval on December 6, 1982 (see Attachment 2). The 1982 staff report indicates
that the operation was to consist of the curing, cutting and packaging of carcasses that would be
brought to the site. The staff report stated that "three to five customers will use his service in a
week."
It appears to staff, that Ralph's Custom Meat peacefully coexisted with the neighborhood until
recently. The original owner and applicant Ralph McCornack lived in the house and operated
the custom meat shop until fairly recently. Sometime during the past few years, the property and
business were sold to the current owner Tom Dorsey. The current owner has grown the business
to serve more customers which in turn has created neighborhood compatibility issues.
Based on complaints received from the neighborhood in 2002, staff sent a letter to notify the
owner that the business was out of compliance with the CUP's conditions of approval (see
Attachment 3). At the time, the owner was repaving the driveway and reconstructing a freezer
unit. Staff identified the following areas of CUP compliance that were a concern:
Excerpts of Conditions of Approval
2. A minimum of two off-street oarkina stalls in addition to those reauired for the
existing residence shall be provided.
a. Spaces shall be 9' x 20' with a 24 foot turning radius and shall have a gravel
or chip seal surface.
c. Parking shall be located to the rear of the residence near the proposed
accessory building.
4. The business shall be limited by the following operation conditions:
a. No person shall be employed who is not a resident of the property.
b. Ooeratina hours shall be between 7:00 a.m. and 7:00 a.m. on
C. Company vehicles shall be limited to one in number and shall be parking
in spaces required by Condition #2 above. Such vehicles shall be
continuously maintained in a clean and sanitary condition with no blood,
grease or similar encrustations allowed to build up.
d. Custom meat processing on the premises shall be limited to curing,
cutting and packaging processes, which shall be conducted entirely within
the proposed meat processing building. Slaughter of animals on the
premises is not permitted.
e. Adequate solid waste storage facilities shall be provided and offal and
similar waster by-products shall be removed from the premises as
frequently as necessary to maintain healthful and sanitary conditions,
aenerallv two times a week.
ANALYSIS
Following the letter, the owner cooperated with staff on bringing the operation in to conformance
with the conditions. With the exception of the owner relocating his place of residence's staff
concluded that the operation was in compliance with the 1982 conditions of approval. However,
the conditions of approval are very limited and failed to clearly define the scope of "custom meat
processing" and did not address appropriate numbers of customer, acceptable levels traffic or the
frequency of truck deliveries. The neighborhood's position is that current level of activity
exceeds the original project description and findings that were used to approve the project (see
Attachment 4). Furthermore, the neighbors claim that the use has now become a nuisance that
violates the underlying purpose of the CUP which is to ensure neighborhood compatibility.
The following findings were included in the 1982 Planning Commission Approval:
1. The custom meat processing business will not be detrimental to the health, safety or
welfare of persons residing or working in the neighborhood if operated in
conformance with applicable regulations.
2. The proposed use will not be inconsistent with the character of the neighborhood or
contrary to the orderly development of the community since an inordinate amount of
traffic beyond normal traffic volumes should not occur.
3. The custom meat processing business can be conducted in a manner that is
compatible with the surrounding residential neighborhood if recommended conditions
are adequately complied with.
In staff s opinion, the original finding correctly established thresholds for neighborhood
compatibility. Unfortunately, the conditions of approval lack specific traffic, delivery and
customer level thresholds that can be equitably enforced by staff. Consequently, it appears that
the conditions of approval for the project should amended to clarify and specifically define the
allowable scope and intensity of the operation to ensure neighborhood compatibility. Since this
item has been advertised as an review hearing no action to amend the CUP maybe taken at this
time. If the Commission agrees that the CUP should be amended, then action should be taken to
direct staff to prepare revised conditions and schedule a hearing for CUP amendment.
CONCLUSION:
In granting the CUP in 1982, the City allowed the establishment of a meat cutting operation in a
residential area. The business owner has a right to operate the business in conformance with the
CUP and the neighborhood has a right to have quality of life protected in conformance with the
findings of the CUP. The primary issue is that the findings and conditions of approval are not
consistent and lack specifics that staff can legally enforce. The role of the Planning Commission
will be to define the balance point between business operation and neighborhood compatibility.
ALTERNATIVES:
1. The Planning Commission may want to provide staff with direction on interim enforcement
measures that could be implemented prior to amending the CUP.
2. The Planning Commission may determine that no amendment to the CUP is necessary.
PREPARED BY: Warren Frace, Community Development Director
ATTACHMENTS:
Attachment 1:
Location map
Attachment 2:
1982 Planning Commission Staff Report
Attachment 3:
2002 Staff Letter
Attachment 4:
April 18, 2002 Neighborhood Letter
Attachment 1: Location Map: 5400 Carrizo Road
P_,
Attachment 2: 1982 Planning Commission Staff Report
Attachment 3: 2002 Staff Letter
Attachment 4: April 18, 2002 Neighborhood Letter
ITEM NUMBER: 1
DRAFT DATE: 09/02/03
CITY OFATASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
August 19, 2003 — 7:00 P.M.
CALL TO ORDER
Chairperson Fonzi called the meeting to order at 7:04 p.m. and Commissioner Kelley led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Jones, O'Keefe, Porter, Vice Chairperson Kelley and Chairperson
Fonzi
Absent: Commissioners Bentz and Beraud
Staff: Community Development Director Warren Frace, Planning Services Manager
Steve McHarris, Associate Civil Engineer Jeff van den Eikhof, Assistant Planner
Kelly Davis, Associate Planner Kerry Margason, and Recording Secretary Grace
Pucci.
APPROVAL OF AGENDA
MOTION: By Vice Chairperson Kelley and seconded by Commissioner Jones to approve the
agenda.
AYES: Commissioners Kelley, Jones, O'Keefe, Porter and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll -call vote.
PUBLIC COMMENT
Eric Greening, 7365 Valle Avenue, expressed his concern with the possible usage of "transfer of
development" credits for two pending projects within the City. He referred to the fact that the
City does not currently have this type of program in place and urged the commission, if this item
does come before them, to move with caution and to develop a predictable public process
particularly in relation to the designation of "receiving zones" and the way that neighbors of
receiving zones would be apprised of and be able to react to that designation.
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON AUGUST 5, 2003.
MOTION: By Commissioner O'Keefe and seconded by Commissioner Jones to approve the
Consent Calendar.
AYES: Commissioners O'Keefe, Jones, Porter, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll -call vote.
PUBLIC HEARINGS
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 Desi ng ation: GC (General Commercial)
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
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
Commissioner Bentz joined the meeting at 7:25 p.m.
John Knight, RRM Design Group, project planner, made a presentation on behalf of the
applicant and with Bob Fowler, Vice President R. W. Hertel & Sons, answered questions of the
Commission. (Exhibit A) Mr. Knight reviewed three specific areas of concern raised at the last
Planning Commission meeting: 1) tree mitigation, 2) second units, and 3) inclusionary housing.
PUBLIC COMMENT
Debbie Shelby, 13445 San Antonio Road, expressed her opposition to a right turn only
designation on San Antonio Road in a prepared statement. (Exhibit B)
Tim Haley, 9511 Las Palos, stated his opposition to the project feeling there would be adverse
affects from: 1) traffic, 2) light and noise pollution, 3) over use of water 4) loss of rural
atmosphere and 5) increased demands on City services.
Eric Greening indicated that overall he supports the project and agrees with the issues raised by
Mrs. Shelby. Mr. Greening thanked the applicant for boosting the tree mitigation to comply with
the Atascadero Native Tree Ordinance, but asked that the offer of $155,350 be considered a floor
and that the 1:1 planting be considered a ceiling because of the existing density of trees in the un-
built areas and the development configuration that interrupts the wildlife flow. He feels it would
be best to have significant payments into the tree fund for the purpose of habitat protection
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-n�: (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
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
8:00 a.m. to 5:00 p.m., Monday through Friday.
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
Commissioner Bentz joined the meeting at 7:25 p.m.
John Knight, RRM Design Group, project planner, made a presentation on behalf of the
applicant and with Bob Fowler, Vice President R. W. Hertel & Sons, answered questions of the
Commission. (Exhibit A) Mr. Knight reviewed three specific areas of concern raised at the last
Planning Commission meeting: 1) tree mitigation, 2) second units, and 3) inclusionary housing.
PUBLIC COMMENT
Debbie Shelby, 13445 San Antonio Road, expressed her opposition to a right turn only
designation on San Antonio Road in a prepared statement. (Exhibit B)
Tim Haley, 9511 Las Palos, stated his opposition to the project feeling there would be adverse
affects from: 1) traffic, 2) light and noise pollution, 3) over use of water 4) loss of rural
atmosphere and 5) increased demands on City services.
Eric Greening indicated that overall he supports the project and agrees with the issues raised by
Mrs. Shelby. Mr. Greening thanked the applicant for boosting the tree mitigation to comply with
the Atascadero Native Tree Ordinance, but asked that the offer of $155,350 be considered a floor
and that the 1:1 planting be considered a ceiling because of the existing density of trees in the un-
built areas and the development configuration that interrupts the wildlife flow. He feels it would
be best to have significant payments into the tree fund for the purpose of habitat protection
elsewhere through acquisition, easement or enhancement. Regarding traffic mitigations he
suggested rewriting mitigation No. 15.1 to simply state, in reference to the Omni -Means traffic
study, that the mitigation called for in paragraph 3 of page 21, is changed from a right turn only
lane to a traffic signal.
Fred Frank, 3615 Ardilla, read from a prepared statement sharing his concerns and suggestions
regarding the Blue oak ecosystem found on the site, tree mitigation and open space sites within
the project. (Exhibit C)
Tina Slater, 14080 San Antonio Road, member of the Santa Margarita Area Advisory Council,
requested that the Advisory Council be formally notified when projects come up which abut onto
the County area of south Atascadero.
Curtis Osrah, 12325 Hampton Court, asked if there would be any widening of Halcon or Santa
Barbara Roads, which he feels are currently not wide enough. He indicated the following
concerns with the project: 1) traffic flow, 2) safety of children going to school and Paloma
Creek Park, 3) will property owners be asked to participate in the "fair share" of the signalization
along Santa Barbara Road, and 4) viability of the commercial area of this project as it is quite out
of the way.
Daphne Fahsing referred to the chimneys incorporated into the housing design and asked why
they were included given that fireplaces may be outlawed before long. Regarding the second
units, she asked if these units could be sold separately from the main residence and if so how
would the property be divided.
Jim Patterson, 9312 North Santa Margarita Road, thanked the Planning Commission for sticking
to the requirements for inclusionary housing and the applicant for going back and reworking the
project to come closer to meeting the inclusionary percentage. He expressed concern with traffic
issues and feels people on the perimeter of the City must be engaged in the discussion whenever
a project within the City would impact those residents.
Eric Greening encouraged the placement of the three-way stop at the entrance to the project. He
is concerned with the gravel trucks coming out of Rocky Canyon and feels anything short of a
stop sign won't slow them down.
Chairperson Fonzi closed the Public Comment period.
Chairperson Fonzi asked staff and the applicant to address the questions raised during Public
Comment.
Commissioner O'Keefe expressed her appreciation of the applicant's compliance with the
General Plan and the Tree Ordinance. She asked the applicant if he would be willing to accept
as one of the CC&R's that highly flammable trees, i.e. eucalyptus, be restricted. Mr. Fowler
indicated that though he does not know the full implications of eliminating an entire plant
species from landscaping, he shares Commissioner O'Keefe's concern with fire safety and to the
extent that they can limit this type of vegetation they will. Commissioner O'Keefe shared her
concerns that the applicant may be unable to find 5 -gallon Blue oaks and asked if he would be
willing to have a condition added in the tree mitigation section that he will use local stock, either
contracting with a local nursery or do it themselves, to have one -gallon Blue oaks using the local
acorns. Mr. Fowler stated that it is their intent to comply with the City's tree mitigation program
and to the extent that they are replanting with native species trees, he will consider the
suggestion.
Commissioner Jones made the following comments:
1. Second units: if the estate lots are expanded to comply with the one -acre minimum, the
seven extra units should not be included in the inclusionary housing requirement. He
doesn't really see these units as potential rental housing.
2. He would like to see the applicant participate in creating a transit stop.
3. He is having a difficult time with the homeowners association in the estate lot area. He
would like to see the applicant work with staff on the private road areas and treat it as a
maintenance district.
Vice Chairperson Kelley raised the following issues:
1. He would like to see the commercial space restricted to use as an R.V. park or other
similar use.
2. He is against the homeowners association. It has been his goal to see that all new roads
in town be maintained by the City.
3. The traffic issues in his opinion have been very well addressed.
4. Affordable housing: he is in favor of affordable housing, but feels that this project was
started before the requirements were in place. Despite this the applicant has done a good
job in modifying the project to meet the City's goals.
5. Second units: they should be counted toward the affordable percentage.
6. He is concerned with the fire hazard that will be created when all the replacement trees
canopy out. He would like to see the tree mitigation money used for enhancements to
parks while eliminating the fire hazard by not replanting more trees.
Commissioner O'Keefe referred to the second units and because they are considered part of the
rental housing within the project, she feels they can be part of the inclusionary percentage. She
would like to see the 20% figure achieved, but is prepared to let the City Council wrestle with
the other 5 percent.
Commissioner Porter felt the second units mirror the project as a whole with the wide mix of
housing proposed. He can support including the second units as part of the inclusionary
percentage and is in favor of the project.
Commissioner Bentz stated that this was one of the best plans presented to the City in that it
meets specific classes of needs that the community would like to see serviced. Regarding the
fire hazard created by the density of the replanted trees, he expects the mitigation maintenance
plan for fuel management and fire hazard will address these concerns. He supports the inclusion
of the second units in the affordable housing requirement as the State has preempted the City in
this.
Chairperson Fonzi made the following comments:
1. Second Units: it is appropriate to include these as affordable units.
2. Supports rewording the Negative Declaration to preclude a right turn only designation.
3. Supports removal of the homeowners association.
4. Would like the applicant to cooperate in forming a transit stop.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner O'Keefe to adopt
Resolution No. PC 2003-0066 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2003-0026; and 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 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, 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)
with specific recommendations regarding the proposed SFR -3 minimum lot sizes
to accommodate second units in the proposed inclusionary housing based on
findings and subject to Conditions of Approval and Mitigation Monitoring; and
adopt Resolution No. PC 2003-0070 recommending the City Council approve
Vesting Tentative Tract Map 2003-027 with specific recommendations regarding
the proposed SFR -3 minimum lot size to accommodate second units based on
findings and subject to Conditions of Approval and Mitigation Monitoring, and
inclusion of the following additions: 1) to update the mitigation monitoring
program to remove the right turn lane only on Santa Barbara, 2) all reference to a
homeowner's association will be removed from the project, 3) the anticipated
secondary homes to be included in the inclusionary housing formula, 4) the
applicant will agree to meet the mitigations in reference to the Atascadero Tree
Ordinance, and 5) the applicant will participate with staff in establishing a transit
stop.
AYES: Commissioners Kelley, O'Keefe, Jones, Porter, Bentz and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote
Chairperson Fond recessed the hearing at 9:27p.m.
Chairperson Fonzi called the meeting back to order at 9:37 p.m.
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
Permit 2003-0090, Vesting Tentative Parcel Map 2003-0036 for a 4 -unit PD-
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
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
PUBLIC COMMENT
Tricia Jorgensen, applicant, gave a brief history of the project, the reasons for the design and
layout and answered questions of the Commission.
Chairperson Fonzi closed the Public Comment period.
MOTION: By Commissioner Jones and seconded by Chairperson Fonzi to adopt Resolution
No. PC 2003-0035 recommending that the City Council certify Proposed
Mitigated Negative Declaration 2003-0011; and 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 as set forth in the staff
recommendations; and, adopt Resolution No. PC 2003-0037 recommending that
the City Council approve the Master Plan of Development as set forth based on
the findings with the following Parcel C setback exceptions to allow an additional
separation of the historic Colony house three foot minimum side yard/garage
setbacks, five foot minimum corner yard setback and courtyard to count toward
required open space. Additionally to add a fire suppression sprinkler requirement
on Parcels A and B on Condition No. 13 subject to Conditions of Approval and
Mitigation Monitoring; and 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 as set
forth in the staff report.
AYES: Commissioners Jones, Bentz, Porter, O'Keefe, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
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.
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
PUBLIC COMMENT
Tricia Jorgensen, applicant, gave a brief history of the project, the reasons for the design and
layout and answered questions of the Commission.
Chairperson Fonzi closed the Public Comment period.
MOTION: By Commissioner Jones and seconded by Chairperson Fonzi to adopt Resolution
No. PC 2003-0035 recommending that the City Council certify Proposed
Mitigated Negative Declaration 2003-0011; and 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 as set forth in the staff
recommendations; and, adopt Resolution No. PC 2003-0037 recommending that
the City Council approve the Master Plan of Development as set forth based on
the findings with the following Parcel C setback exceptions to allow an additional
separation of the historic Colony house three foot minimum side yard/garage
setbacks, five foot minimum corner yard setback and courtyard to count toward
required open space. Additionally to add a fire suppression sprinkler requirement
on Parcels A and B on Condition No. 13 subject to Conditions of Approval and
Mitigation Monitoring; and 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 as set
forth in the staff report.
AYES: Commissioners Jones, Bentz, Porter, O'Keefe, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
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
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
Assistant Planner Kelly Davis provided the staff report and answered questions of the
Commission.
Commissioner O'Keefe stated that she was unable to read the maps for this project, the pictures
were too dark, and she was unable to discern where the project site was. She indicated that she
was uncomfortable voting for a project when she is unable to see it.
PUBLIC COMMENT
Jim Tedaro, The Consulting Group, applicant's representative, stated that this would be an
unmanned wireless communication facility, after initial construction maintenance will be done
once every 30 to 60 days for about an hour, and the facility complies with all federal and state
regulations. Mr. Tedaro answered questions of the Commission.
Chairman Fonzi closed the Public Comment period.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner Bentz to 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.
AYES: Commissioners Kelley, Bentz, Jones, Porter and Chairperson Fonzi
NOES: Commissioner O'Keefe
ABSTAIN: None
Motion passed 5:1 by a roll -call vote.
COMMISSIONER COMMENTS & REPORTS
Commissioner Jones reported that the Atascadero Mutual Water Company would be hosting an
hour-long presentation tomorrow night on the Nacimiento Water Project. He encouraged
everyone to attend.
Vice Chairperson Kelley commended staff for the quality of the programs they have been
presenting.
Chairperson Fonzi asked about the Calk Mountain Telecommunications site and the silver
reflective material being used. Director Frace indicated that the Fire Department had asked the
applicant to install the material, which was not part of the original project approval. He assured
the Commission that staff is working to bring the site back into conformance including the
removal of the reflective material.
DIRECTOR'S REPORT
Community Development Director Warren Frace referred to the issue of development transfer
credits and explained that the City Council was looking at two preliminary proposals that are still
in the concept stage. If these projects are submitted as formal applications, anything related to
transfer of development credits will have to go through the Planning Commission both for
development of the ordinance and sending and receiver sites. Director Frace went over upcoming
Commission agendas.
ADJOURNMENT
Chairperson Fonzi adjourned the meeting at 10:37 p.m. to the next regularly scheduled meeting
on September 2, 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
Exhibit B — Vicki Shelby, prepared statement
Exhibit C — Fred Frank, prepared statement
\\Cityhall\CDvipmnt\— PC Minutes\PC Minutes 03\PC Minutes. 08-19-03.gp.doc
ITEM NUMBER:
DATE: 9-2-03
Planning Commission Staff Report
La Costa Court
Planned Development Zone Code Text 2003-0083,
Multi -Family Planned Development Zone Change 2002-0027,
Master Plan of Development (CUP 2002-0064),
Vesting Tentative Tract Map 2002-0018
(1200 La Costa Court/Andy Charnley)
SUBJECT:
The proposed project consists of a request to establish a Planned Development #20 overlay
zone, and place a PD -20 overlay Ane over the subject site with a corresponding master plan
of development (CUP) that would allow a 40 -unit multi- family residential development and a
18,730 square foot landscape buffer to be constructed on the 2.9 -acre site. The Vesting
Tentative Tract Map would create a 40 -lot subdivision. The project site is located between
U.S. Highway 101 and El Camino Real at the westerly terminus of La Costa Court. The
project will include 40 lots ranging in size from 1,887 to 2,278 square feet, 40 onsite guest
parking spaces, and 19,730 square feet of private open space. The project will demolish one
existing single-family residence.
RECOMMENDATION:
Staff Recommends:
1. Adopt Resolution No. PC 2003-0082 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2003-0024; and,
2. Adopt Resolution No. PC 2003-0083 recommending that the City Council introduce an
ordinance for first reading to establish Planned Development #20 (Zone Change 2003-
0064) based on findings; and,
3. Adopt Resolution No. PC 2003-0084 recommending that the City Council introduce an
ordinance for first reading to approve Zone Change 2002-0027 establishing a PD -2C
overlay district based on findings; and,
ITEM NUMBER: 3
DATE: 9-2-03
4. Adopt Resolution No. PC 2003-0085 recommending that the City Council approve the
Master Plan of Development for PD -20 (CUP 2002-0064) based on findings and subject
to Conditions of Approval and Mitigation Monitoring; and,
5. Adopt Resolution No. PC 2003-0086 recommending the City Council approve Vesting
Tentative Tract Map 2002-0018, 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 n ing Issues
1. Project Definition
Andy Charnley, 200 S. Main Street, Templeton, CA
93465
1200 La Costa Court, Atascadero, CA 93422
(San Luis Obispo County) APN 045-358-010.
General Plan Designation: HDR (High Density
Residential, 16 units/acre)
RMF -16 (Residential MultrFamily, 16 units/acre)
2.9 acres
Single -Family Residence and Vacant Land
Proposed Mitigated Negative Declaration 2003-0024
The proposed project consists of an application for a Planned Development Overlay Zone,
Conditional Use Permit, and Tentative Tract Map. The proposed project consists of 40
attached, multi -family residential units with a 60 -foot wide private open space/parking area
adjacent to existing La Costa Court residences. The project site is 2.9 -acres and is located
between U.S. Highway 101 and El Camino Real on La Costa Court. The project will include
40 lots ranging in size from 1,887 to 2,278 square feet, 40 on-site guest parking spaces, and
19,730 square feet of private open space. There are no native trees on-site.
ITEM NUMBER:
DATE: 9-2-03
Each home will have a one car attached garage, one uncovered spaces provided in the
driveway, and one al uncovered space on site that would serve both resident and guest
parking. Each unit will provide a minimum 38.5% parcel landscaping and building
footprints of less than 48.2% 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. The Planning Commission can make any future amendments to the
Master Plan of Development in the future, independent of Council action.
Project Summary Table
Area Infornration for Tract Map 244& -La Costa Ct.
Total 77,963 38,991 36,400 31,563 10,000
Average 46.8% Average 40.4%
RoadsBPark'g 27,987
Open Space 19,730
Site Sum 125,680
Legend Note:
FP = Footprint All figures given in sgaure feet (s.f.)
LS = Landscape All figures rounded to the nearest s.f.
Flatwork=Driveways, Porches, Patios Color -coded by design type.
Actual
% of
Max.
Design
FP to
Req.
Actual
% of LS
Flat-
Elev.
Lot
Sq Ft.
Storeys
Allow FP
FP
Site
LS
LS
to Site
work
Type
Lot 1
1933
Two
967
910
47.1%
773
773
40.0%
250
A
Lot 2
1887
Two
944
910
48.2%
755
727
38.5%
250
A
Lot 3
1892
Two
946
910
48.1%
757
732
38.7%
250
B
Lot 4
1898
Two
949
910
47.9%
759
738
38.9%
250
B
Lot 5
1907
Two
954
910
47.7%
763
747
39.2%
250
C
Lot 6
1907
Two
954
910
47.7%
763
747
39.2%
250
C
Lot 7
1912
Two
956
910
47.6%
765
752
39.3%
250
D
Lot 8
1915
Two
958
910
47.5%
766
755
39.4%
250
D
Lot 9
1917
Two
959
910
47.5%
767
757
39.5%
250
A
Lot 10
1919
Two
960
910
47.4%
768
759
39.6%
250
A
Lot 11
1923
Two
971
910
47.3%
769
763
39.7%
250
B
Lot 12
2273
Two
1137
910
40.0%
909
1113
49.0%
250
B
Lot 13
1949
Two
975
910
46.7%
780
789
40.5%
250
C
Lot 14
1944
Two
972
910
46.8%
778
784
40.3%
250
C
Lot 15
1939
Two
970
910
46.9%
776
779
40.2%
250
D
Lot 16
1934
Two
967
910
47.1 %
774
774
40.0%
250
D
Lot 17
1929
Two
965
910
47.2%
772
769
39.9%
250
A
Lot 18
1926
Two
963
910
47.2%
770
766
39.8%
250
A
Lot 19
1925
Two
963
910
47.3%
770
765
39.7%
250
B
Lot 20
1923
Two
962
910
47.3%
769
763
39.7%
250
B
Lot 21
1936
Two
968
910
47.0%
774
776
40.1%
250
C
Lot 22
1936
Two
968
910
47.0%
774
776
40.1%
250
C
Lot 23
1936
Two
968
910
47.0%
774
776
40.1%
250
D
Lot 24
1936
Two
968
910
47.0%
774
776
40.1%
250
D
Lot 25
1936
Two
968
910
47.0%
774
776
40.1%
250
A
Lot 26
1936
Two
968
910
47.0%
774
776
40.1%
250
A
Lot 27
1936
Two
968
910
47.0%
774
776
40.1%
250
B
Lot 28
1926
Two
963
910
47.2%
770
766
39.8%
250
B
Lot 29
2067
Two
1034
910
44.0%
827
907
43.9%
260
C
Lot 30
2027
Two
1014
910
44.9%
811
867
42.8%
250
C
Lot 31
1929
Two
965
910
47.2%
772
769
39.9%
250
D
Lot 32
1929
Two
965
910
47.2%
772
769
39.9%
250
D
Lot 33
1929
Two
965
910
47.2%
772
769
39.9%
250
A
Lot 34
1929
Two
965
910
47.2%
772
769
39.9%
250
A
Lot 35
1929
Two
965
910
47.2%
772
769
39.9%
250
B
Lot 36
1929
Two
965
910
47.2%
772
769
39.9%
250
B
Lot 37
1929
Two
965
910
47.2%
772
769
39.9%
250
C
Lot 38
1929
Two
965
910
47.2%
772
769
39.9%
250
C
Lot 39
1929
Two
965
910
47.2%
772
769
39.9%
250
D
Lot 40
2278
Two
1139
910
39.9%
911
1118
49.1%
250
D
Total 77,963 38,991 36,400 31,563 10,000
Average 46.8% Average 40.4%
RoadsBPark'g 27,987
Open Space 19,730
Site Sum 125,680
Legend Note:
FP = Footprint All figures given in sgaure feet (s.f.)
LS = Landscape All figures rounded to the nearest s.f.
Flatwork=Driveways, Porches, Patios Color -coded by design type.
ITEM NUMBER:
DATE: 9-2-03
2. Background
Surrounding Land Use and Setting:
Easterly view from project site of La Costa Court PD -7
neighborhood (9 single family homes).
North: Residential,
South: Residential
East: Residential Planned Development (La Costa Court single-family homes)
West: Residential, U.S. Hwy 101
The proposed project is located at the terminus of existing La Costa Court. La Costa Court is
partially developed with 9 existing single-family homes approved as a Planned Development.
La Costa Court terminates into an unfinished cul-de-sac which fronts the 2.9 acre project site.
The General Plan and Zoning Ordinance identifies the project site and surrounding properties
as High -Density Residential/Residential MultrFamily (16 units/acre).
Project Site Land Use
The General Plan allows establishment of a Planned Development (PD) Overlay on the
project site, consistent with City site development standards and appearance review, as
analyzed within this report. This PD will be identified as PD -20. The subdivision of
residential lots with the multi family land use designations less than district minimum
requires a Planned Development Overlay Zone that will be implemented through the
proposed Master Plan of Development (Condition Use Permit application). The PD -20
requires a Master Plan of Development that incorporates site development standards and
appearance review including architecture and landscaping. Per the zoning ordinance, the
Master Plan of Development is processed as a Conditional Use Permit.
ITEM NUMBER: 3
DATE: 9-2-03
Existing La Costa Court Resident Concerns
Staff has met with several of the La Costa Court neighbors regarding various development
concerns. Some neighbors have indicated that they would like to have the project site
developed with single-family detached homes and not high-density housing or apartments
that might create parking, circulation, or night lighting problems and adversely impact
neighborhood property values. The applicant is responding to these concerns by proposing
an ownership residential product at a density that could fit into the neighborhood while
providing work force housing that is in high demand within the City of Atascadero and
would not negatively impact surrounding property values. Several compatible neighborhood
design features are included in the project as analyzed within this report.
3. Design and Appearance
Architecture, Materials, Color
The applicant has worked with staff in designing the town 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 two story town homes that incorporate a more traditional
architectural theme and use of color and materials to blend with the existing neighborhood
along La Costa Court. Although each town home shares a similar interior floor plans, a
selection of 4 different building elevations with different color and material palettes are
proposed to alternate throughout the site.
A variety of architectural features will be incorporated into the different town house designs,
including: Covered porches with solid wood doors, planter ledges, window trellis, stone
veneer base, plaster and clapboard siding, recessed windows, architectural banding, and
architecturalgrade composition roofing materials. Four color schemes are proposed to
alternate throughout the town house project. All trash storage, recycle storage, and air
conditioning units will be screened from view behind fenced or landscaped enclosures.
Additional conditions have been included that will require the garage doors be architectural
grade and either match the wood entry doors or be painted to match the selected body color
(Condition 6). Refer to elevations on the next page.
,•-W-O.
Front & Rear Elevations of Each Residence
PLASTER EXTERIOR WALLS
12
n e�
COVERED PORCH--'
PLANTERS LEDG
FRONT ELEVATION A
FRONT ELEVATION B
,-V-O.
----TREFIIS—Qo REAR PATIO
REAR ELEVATION D
,8._,,-0.
DECORATIVE CHIMNEY CAP
COMP SHINGLE ROOF—�
�S'RDWD. FENCE TfP.
REAR ELEVATION C
""-V-0,
ITEM NUMBER: 3
DATE: 9-2-03
DECORATIVE CHIMNEY CAP
COMP SHINGLE ROOF
6' RDWD. FENCE TYP.�
FRONT ELEVATION C
W -V-W
PLASTER EXTERIOR WALLS
2
S
— — — —
---BAY WINDOW
REAR ELEVATION B
LS" =T-0'
ARCHED WINDOW ® _ENTRY ---
FRONT ELEVATION D
�:
REAR ELEVATION A
ve._,.-0.
The applicant has included a color and material sample elevations illustrating color and
material schemes. As the colors and materials are conceptual, a condition has been included
that staff review and approve final selections for neighborhood quality and compatibility
(Condition 15). Refer to Exhibit G for details.
Proposed Landscape Buffer
Incorporated in this project is a proposed open space landscape buffer to the existing La
Costa Court single-family neighborhood. The proposed open space includes a shallow
landscaped drainage detention basin, lawn area, picnic tables and barbeque amenities.
Landscape Design
The preliminary landscape plan has been designed for compatibility with the surrounding
neighborhood, compatible with the existing neighborhood setting. The plans identify
landscaping thoughout the site with the exception of rear yards. Streetscapes include shade
trees and sidewalk along the proposed loop driveway and entries and shade trees within the
open space areas. Informal landscaping will also be provided along the U.S. Highway
ITEM NUMBER: 3
DATE: 9-2-03
frontage in coordination with Caltrans (Condition 9). The proposed landscape plan and
palette as conditioned meets the Planned Development appearance review requirements.
All front yards, street trees, open space areas, and Caltrans buffer shall be landscaped by the
developer and maintained by the home owners association (Condition 9, 10). Back yards
will be landscaped and maintained by the individual property owners.
Due to the on-site topography, the use of retaining walls is 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 13).
PLANTING LEGEND
ANDSCAPE PLAN
�
r,
.:ilk
l�
J..
Jim_ ���•
b �� 1 N
1
'
iFE
ins
P,
pavmm
dol
Al
r-iffiwm
I
EVEN
�
';ii
s LA i�+y,�....��!
r
i
�1s1i � w �+ ■
�6iiU
! r.
fr.
iii �• _
� li�l 'r.I
�,d
�/�l%/�/�//���dr■s�orrer������r�ai��r�a►���uw��c�ra����„
V�
iii
`�
���
;r�■
���
ji�'!'�,�'�y,,,,.��,��
17l. •e.,
�e-��
�r�a�_� io►e
i,'' i
U •i� p��
•'� u�i
.`
il(I
-9
JUN
PLANTING LEGEND
ANDSCAPE PLAN
ITEM NUMBER:
DATE: 9-2-03
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 the La Costa Court cul-de-sac. As a residential planned
development, the on-site streets include special entry features with accent pavers at the
drainage entrances and parking areas (Condition 11).
SITE PLAN
Each residential lot contains 2 parking spaces with additional onsite parking opportunities
equivalent to one space per unit provided at the east and west end of the site. Each unit is
proposed to not exceed 3 bedrooms. Thus, the code required parking requirement is 100
units plus 8 guest spaces. The proposed 120 spaces exceeds the parking code requirements.
Parking and street lighting is not proposed (Condition 12). In addition, the applicant
proposes that resident and guest parking enforcement be incorporated into the CC&R's and
enforced by the home owners association (Condition TTM 5, 48).
ITEM NUMBER: 3
DATE: 9-2-03
Site Drainage
The project site is not dentiiied as a flood hazard on the FEMA maps. The site slopes
moderately to the east towards existing La Costa Court. Drainage has been designed to flow
through the site into an engineered drainage detention basin which outfalls into a surface
drainage easement along the southerly edge of existing La Costa Court properties.
Wastewater
Sanitary sewer will be connected to the El Camino Real sewer mainline via a proposed
connection within La Costa Court.
4. Proposed Planned Development 20
The proposed Planned Development is consistent with General Plan HDR land use
designation allowing the creation of a planned development project with a clustering of 40
units on the 2.9 -acre project site, and Zoning Ordinance Article 28 allowing Planned
Development Overlay zones to be established to promote orderly and harmonious
development and to enhance the opportunity to best utilize special site characteristics. Based
on the ordinance and proposed plans, staff has prepared the following proposed standards for
Planned Development 20. Adoption of the new overlay is required for the project to proceed.
The Commission could make recommendations to the Council to modify the proposed PD -20
text.
9-3.662 Establishment of Planned Development Overlay Zone No. 20:
(PD20).
A Planned Development Overlay Zone No. 20 may be established in the RMF -16 multi -family
residential zones on parcels APN 045-358-10 with a combined gross acreage of 2.9 acres.
The maximum density within the planned development shall not exceed a gross density of 40
units on the 2.9 -acre project site. The following development standards shall be applied to
the Planned Development Zone No. 20:
(a) The Master Plan of Development (CUP 2002-0064) for the site shall be approved. All
construction and development shall conform to the approved Master Plan of Development, as
conditioned.
(b) No subsequent tentative parcel or tract map shall be approved unless found to be
consistent with the approved Master Plan of Development.
(c) Each dwelling unit, landscaping, walls and fencing shall be subject to review under the
City's Appearance Review requirements consistent with the approved Master Plan of
Development.
(d) Building setbacks, lot sizes, landscape area, and lot coverage shall be as identified within
the approved Master Plan of Development:
ITEM NUMBER: 3
DATE: 9-2-03
(e) All mechanical equipment, including HVAC units and utility meters, shall be screened from
view from adjacent streets and properties.
(f) Parking for one -resident vehicle shall be provided in a garage with minimum interior
dimensions of twelve (12) feet by twenty (22) feet. A minimum of one guest parking space of
at least nine (9) feet by twenty (20) feet shall be provided on site for each unit within the
driveway area may be used to satisfy the guest -parking requirement. Gross total project
parking shall be 3 spaces per unit. Driveway widths may be tapered to less than 18 feet to
accommodate street tree planting. A minimum of one guest parking space of at least nine (9)
feet by twenty (18) feet shall be provided on site for each unit. On -street parking shall not be
used to satisfy the parking requirements.
(g) All front yards, street facing side yards, project perimeter, parking and common areas
shall be landscaped.
(h) Individual trash collection shall be used for each residential unit. Provisions shall be made
for storage of trashcans within the garage or fenced area.
(i) All utilities, including electric, telephone and cable, along the frontage of and within the PD
shall be installed underground.
Q) Alterations or additions to established dwelling units shall be subject to the density
standards of the underlying zone and shall be reviewed pursuant to the City's Appearance
Review Guidelines.
If the above Planned Development standards are adopted, the project as conditioned would
be consistent with those standards. The proposed project consists of 40 new -attached multi-
family units on individual lots with minimum net lot sizes ranging from 1,887 to 2,278
square feet. The project includes 4 separate exterior elevations. All of the units have no
more than 3 bedrooms with living areas of 1,300 square feet. All of the units have a
minimum one car -attached garage. The PD -20 documents the proposed lot sizes, lot
coverage, landscape area, setbacks, and building footprints for each parcel. The Master Plan
of Development will cover all site development, landscaping 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. As conditioned, changes to the
Master Plan of Development can be made by the Planning Commission in the future without
Council action.
5. 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
ITEM NUMBER
DATE: 9-2-03
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:
0 20% Very Low Income
0 37% Low Income
0 43% Moderate
4.
In -lieu fees shall be collected for all fractional
units up to 0.499 units, fractional units of 0.50
and greater shall be counted as 1.0 units.
5.
All inclusionary units shall be deed restricted
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.
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
ITEM NUMBER: 3
DATE: 9-2-03
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 City Council's recent interim inclusionary
housing policy, the applicant is proposing a combination of on-site construction and in -lieu
fee contribution based upon the entire 40 -units to meet the Council guidelines. The proposal
includes 3 moderate income units and $75,000 in lieu fees (Condition 16, TTM 9).
Estimate
Staff Analysis: The applicant has discussed possible inclusionary
housing alternatives with staff and has requested that their proposal be presented at the
Planning Commission public hearing. Staff has included the following table identifying an
example comparison table identifying the applicant's in lieu fee proposal as compared to the
City's inclusionary policy. If the applicant's request is not acceptable or is modified by the
Planning Commission, Condition 16, TTM 9 shall require revision.
La Costa Court
Affordable Housing Plan
Estimated
Inclusionary Housing
Council Policy
Proposed
Difference
In -Lieu Fee
MFR Units
40 units
20% Affordable
8 units
Valuation
$ 120,000.00
Affordable Distribution
20% Very Low
2.0 units
0 units
-2 units
-100%
37% Low
3.0 units
0 units
-3 units
-100%
43% Moderate
3.0 units
3 units
0 units
0%
8.0 units
3 units
-5 units
-63% $
75,000.00
$2,027 / MFR unit
Staff Recommendation: 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 the residential units be made
available to the local population and workforce as follows (Condition 17, TTM 10):
Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to
reserve % 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.
ITEM NUMBER: 3
DATE: 9-2-03
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 idents which units will be reserved.
e) The City Attorney shall approve the final form of the agreement.
6. 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." The
project will have a number of "redeeming features" which include the following: 1)
designation and improvement of 18,730 square feet of proposed open space and passive
landscape recreation and buffer area; 2) sensitive site design of new homes and placement in
relation to existing La Costa Court residents; 3) each unit will have a private yard area that
will allow for outdoor recreational opportunities, 4) as conditioned, architectural and
landscape features of the project have been designed to enhance the project's appearance and
benefit the surrounding neighborhood; 5) the project entries and parking spaces will
incorporate special paving treatment and landscape features, and 6) the project will provide
in lieu fees and 3 affordable units at the moderate income level.
7. Vesting Tentative Tract Map
A 40 -lot tract map is proposed as part of the project consistent with the Master Plan of
Development. The tract map has been conditioned by staff and the City Engineer to meet all
City standards including street frontage improvements. The applicant will be required to
record CC&R's for the map that will include maintenance and access of common areas
(Condition 51).
8. Master Plan of Development (Conditional Use Permit)
As previously mentioned, a Master Plan of Development is required for the Planned
Development, 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:
1. 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 High Density MultrFamily Residential
designation of the Plan and General Plan Land Use Element Policy 1. 1, 1.4, 2.1, 2.3, and
Housing Element Policy 1.2, and 2.2.
ITEM NUMBER: 3
DATE: 9-2-03
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the Planned Development Ordinance.
Staff Comment: As conditioned, the project satisfies all Planned Development zoning
code provisions.
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 through a 60 -foot building setback from existing La Costa Cotrt
residences that will be landscaped and maintained by the project home owner's
association, placing much of the guest parking at the rear of the site, providing a narrow
loop driveway with special entry paving to reduce vehicle speeds, and designing town
homes with a variety of colors, materials and architectural features that will appear
similar to single-family detached homes.
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 40 residential
lots clustered on the 2.9 -acre project site with the 19,730 square foot open space and
landscape buffer is consistent with the General Plan.
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.
9. General Plan Consistency
The proposed project is consistent with the following General Plan Land Use and Housing
Element Policies:
ITEM NUMBER: 3
DATE: 9-2-03
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 1.4: "Ensure that "darkness" remain a rural characteristic by requiring
that all exterior lighting does not result in significant off-site spillage or glare ".
Land Use Policy 2.1: "Ensure that new development is compatible with existing and
surrounding neighborhoods ".
Land Use Policy 2.3: "Incorporate pedestrian and transit oriented design concepts into new
residential and commercial development within the Urban Core. "
Housing Element Policy 1.2: "Encourage a variety of high quality developments with
detached units ion individual lots or airspace condominiums on commonly owned lots. "
Housing Element Policy 2.2: "Promote and encourage availability of new housing units to
first time homebuyers. "
Implementing General Plan programs require appearance review of architectural design,
materials, street trees, and landscaping to retain the neighborhood atmosphere and protect the
environment, and incorporate architectural themes into the site and building design. As
analyzed above, the proposed project, as conditioned is consistent with the General Plan.
In staff's opinion the project is consistent with the goals and policies of the Land Use
Element and the Housing Element, with sensitive site design at the La Costa Court terminus,
payment of in -lieu fees for the entire 40 -unit project, and the proposed site plan and
landscaping. The project will provide 40 town homes that fulfill an important housing need
within the community. As conditioned, the project incorporates site plan, open space and
landscape elements that are consistent with the scale and character cf the surrounding
neighborhood, and the General Plan's appearance review requirement.
10. Findings
As specified in the City's General Plan and Zoning Ordinance, the following specific
findings for the proposed Zone Change, and Master Plan of Development shall be made in
order to approve the proposed project:
ITEM NUMBER: 3
DATE: 9-2-03
A. PD -19 Zone Text Findings
Modification of development standards or processing requirements is warranted to
promote orderly and harmonious development.
2. Modification of development standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a beneficial
effect on the area.
3. Benefits derived from the overlay zone cannot be reasonably achieved through
existing development standards or processing requirements.
B. Zone Change Findings
1. The proposed zone change is in conformance with the adopted General Plan Goals,
Policies, and Programs and the overall intent of the General Plan.
2. The proposed zone change is compatible with existing development, neighborhoods
and the environment.
3. The proposed zone change will not create any new significant and unavoidable
impacts to traffic, infrastructure, or public service impacts.
4. The proposed zone change is consistent with the project -specific Mitigated Negative
Declaration.
C. Master Plan of Development (Conditional Use Permit)
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the proposed PD -19 Ordinance.
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.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
S. 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.
In staff's opinion, developing the property with a multi family townhouse subdivision with a
landscape buffer area is consistent with the General Plan and compatible with the
surrounding residential neighborhood. In addition, the project is consistent with the goals
and policies of the Land Use Element, Housing Element and adopted EIR and mitigation-
ITEM NUMBER: 3
DATE: 9-2-03
monitoring program. The project incorporates appearance review of architectural design,
materials, street trees, and landscaping to retain the residential atmosphere. The project
incorporates architectural themes into the site and building design, as conditioned. The 60 -
foot wide informal landscape design between the proposed units and the existing La Costa
neighborhood, and landscaped entries with special paving, into the project site provide
appropriate aesthetic residential buffers and completion of the existing La Costa Court
terminus. As analyzed within the project Initial Study and Draft Mitigated Negative
Declaration, the proposed residential use would have no significant environmental impacts
and will not be detrimental to the general public or working persons health, safety, or
welfare. Based on staff's analysis in the preceding sections, it appears that all of the required
findings for project approval can be made.
12. Common On -Site Facility Maintenance
The project has common on-site facilities that serve all the residences. According to the
applicant, a Homeowners Association will be established for the maintenance of on-site
shared improvements. This includes roads, sidewalks, street trees, streetlights, drainage
facilities, private open space and common landscaping. The project interior streets include
curb, gutters, common landscaping, front yard landscaping, walkways and guest parking.
The HOA or other maintenance mechanism will be required to be in place prior to final
inspection on the improvements (Condition 18, TTM 5, TTM 48).
13. Proposed Environmental Determination
Staff has prepared an Environmental Impact Assessment in the form of a Draft Mitigated
Negative Declaration. The document was circulated to the State Clearinghouse, public
agencies and interested members of the public on June 30, 2003. The environmental
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 aesthetics, air quality, cultural resources, geology & soils, hydrology &
water quality, land use and planning, noise, and utility systems. Mitigation measures
pertaining to these resources 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.
ITEM NUMBER: 3
DATE: 9-2-03
The proposed project represents a consistent General Plan density (maximum 40 units/2.9
acres), 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
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 any potential environmental impacts to a level of
insignificance.
Staff is recommending the Commission recommend that the City Council certify Proposed
Mitigated Negative Declaration 2003-0024.
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
1. 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 High -Density Residential. 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
ITEM NUMBER: 3
DATE: 9-2-03
ATTACHMENTS:
Attachment 1: Location Map, Zoning and General Plan
Attachment 2: Draft Resolution of Approval Proposed Mitigated Negative Declaration
Attachment 3: Draft Resolution PC 2003-0083 Draft Resolution of Approval of
Proposed PD -20 Overlay - Zone Text Change
Attachment 4: Draft Resolution of Approval Proposed Zoning Map Change
Attachment 5: Draft Resolution of Approval Proposed Master Plan of Development
Attachment 6: Draft Resolution of Approval Proposed Vesting Tentative Tract Map
Attachment 1: Location Map, General Plan and Zoning
Project \ RMF -16
Site
U.S. 101
ITEM NUMBER: 3
DATE: q -22-n
6 \ // P
I La Costa Court I
EI Camino Real
Viejo Camino
San Diego Way
Planning Commission Resolution 2003-0082
September 2, 2003
Page 1 of 3
ATTACHMENT 2: Draft Resolution PC 2003-0082
PD -20: ZCH 2003-0083/ZCH2O02-0040/Master Plan of Development (CUP 2002-0064)/TTM 2002-0018
Approval of Draft Mitigated Negative Declaration
DRAFT RESOLUTION PC 2003-0082
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION
2003-0024 PREPARED FOR ZONE CHANGE 2003-0082, ZCH 2002-0040,
CONDITIONAL USE PERMIT 2002-0064 AND
TENTATIVE TRACT MAP 2002-0018
APN 045-358-010
(1200 La Costa Court / Andy Charnley)
WHEREAS, an application has been received from Andy Charnley (200 S. Main
Street, Templeton, CA 93465) Applicant and Property Owner to consider a project consisting
of a zone change from RMF -16 (Residential Multi -Family) to RMF/PD-20 (Residential
Multi -Family with Planned Development Overlay #20) on a 2.9 -acre site located at 1200 La
Costa Court (APN 045-358-010); and
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2003-
0024 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, September 2, 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 2003-0024 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.
Planning Commission Resolution 2003-0082
September 2, 2003
Page 2 of 3
4. The project will not achieve short-term to the disadvantage of long-term
environmental goals.
5. The project does not have impacts which are individually limited, but
cumulatively considerable.
6. The project will not cause substantial adverse effects on human beings either
directly or indirectly.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered
forthwith by the Planning Commission Secretary to the City Council of the City of
Atascadero.
On motion by Commissioner , and seconded by Commissioner the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0082
September 2, 2003
Page 3 of 3
Exhibit A Proposed Mitigated Negative Declaration 2003-0024
Planning Commission Resolution 2003-0083
September 2, 2003
Pagel of 4
ATTACHMENT 3: Draft Resolution PC 2003-0083
ZCH 2003-0083
Approval of Proposed PD -20 Overlay - Zone Text Change
DRAFT RESOLUTION PC 2003-0083
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO RECOMMENDING THAT THE CITY COUNCIL AMENDING THE
ZONING CODE TEXT TO CREATE PLANNED DEVELOPMENT OVERLAY
DISTRICT 20 FOR USE IN THE RMF -16 ZONING DISTRICT FOR PARCEL
APN 045-358-10
(1200 La Costa Court / Andy Charnley)
WHEREAS, an application has been received from Andy Charnley (200 S. Main
Street, Templeton, CA 93465) Applicant and Property Owner to consider a project consisting
of a zone change from RMF -16 (Residential MultrFamily) to RMF/PD-20 (Residential
MultiFamily with Planned Development Overlay #20) on a 2.9 -acre site located at 1200 La
Costa Court (APN 045-358-010); and
WHEREAS, the site's General Plan Designation is HDR (High -Density Residential);
and,
WHEREAS, the site's current zoning district is RMF -16 (Residential Multi -Family,
16 units/acre); and,
WHEREAS, General Plan HDR land use designation allows for the creation of
multifamily planned development projects with a maximum density of 16 units per acre and
Zoning Ordinance Article 28 allows Planned Development Overlay zones to be established to
promote orderly and harmonious development and to enhance the opportunity to best utilize
special site characteristics; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003-0024
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 Zoning Map to protect the health, safety and welfare
of its citizens by applying orderly development and expanding housing opportunities within
the City; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of
the California Environmental Quality Act (CEQA) have been adhered to; and,
Planning Commission Resolution 2003-0083
September 2, 2003
Page 2 of 4
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said zoning amendments;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing
held on September 2, 2003, studied and considered Zone Change 2003-0064, 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 PD -20
Planned Development Overlay District. The Planning Commission finds as follows:
Modification of development standards or processing requirements is
warranted to promote orderly and harmonious development.
2. Modification of development standards or processing requirements will
enhance the opportunity to best utilize special characteristics of an area and
will have a beneficial effect on the area.
3. Benefits derived from the overlay zone cannot be reasonably achieved through
existing development standards or processing requirements.
SECTION 2. Recommendation of Approval. The Planning Commission of the
City of Atascadero, in a regular session assembled on September 2, 2003 resolved to
recommend that the City Council introduce for first reading an ordinance that would amend
the City Zoning ordinance with the following:
9-3.662 Establishment of Planned Development Overlay Zone No. 20:
(PD20).
A Planned Development Overlay Zone No. 20 may be established in the RMF -16 multi -family
residential zones on parcels APN 045-358-10 with a combined gross acreage of 2.9 acres.
The maximum density within the planned development shall not exceed a gross density of 40
units on the 2.9 -acre project site. The following development standards shall be applied to
the Planned Development Zone No. 20:
(a) The Master Plan of Development (CUP 2002-0064) for the site shall be approved. All
construction and development shall conform to the approved Master Plan of Development, as
conditioned.
(b) No subsequent tentative parcel or tract map shall be approved unless found to be
consistent with the approved Master Plan of Development.
(c) Each dwelling unit, landscaping, walls and fencing shall be subject to review under the
City's Appearance Review requirements consistent with the approved Master Plan of
Development..
Planning Commission Resolution 2003-0083
September 2, 2003
Page 3 of 4
(d) Building setbacks, lot sizes, landscape area, and lot coverage shall be as identified within
the approved Master Plan of Development:
(e) All mechanical equipment, including HVAC units and utility meters, shall be screened from
view from adjacent streets and properties.
(f) Parking for one -resident vehicle shall be provided in a garage with minimum interior
dimensions of twelve (12) feet by twenty (22) feet. A minimum of one guest parking space of
at least nine (9) feet by twenty (20) feet shall be provided on site for each unit within the
driveway area may be used to satisfy the guest -parking requirement. Gross total project
parking shall be 3 spaces per unit. Driveway widths may be tapered to less than 18 feet to
accommodate street tree planting. A minimum of one guest parking space of at least nine (9)
feet by twenty (18) feet shall be provided on site for each unit. On -street parking shall not be
used to satisfy the parking requirements.
(g) All front yards, street facing side yards, project perimeter, parking and common areas
shall be landscaped.
(h) Individual trash collection shall be used for each residential unit. Provisions shall be made
for storage of trashcans within the garage or fenced area.
(i) All utilities, including electric, telephone and cable, along the frontage of and within the PD
shall be installed underground.
Q) Alterations or additions to established dwelling units shall be subject to the density
standards of the underlying zone and shall be reviewed pursuant to the City's Appearance
Review Guidelines.
Planning Commission Resolution 2003-0083
September 2, 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 2003-0084
September 2, 2003
Page 2 of 4
ATTACHMENT 4: Draft Resolution PC 2003-0062
PD -7 Master Plan of Development (CUP 2002-0064)/ZCH2O02-0027
Approval of Proposed Zoning Map Change
DRAFT RESOLUTION PC 2003-0084
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE ZONE CHANGE 2002-0035, AMENDING THE
OFFICIAL ZONING MAP DESIGNATION OF
APN 045-358-010
FROM RMF -16 to RMF-16/PD-20
(1200 La Costa Court / Andy Charnley)
WHEREAS, an application has been received from Andy Charnley (200 S. Main Street,
Templeton, CA 93465) Applicant and Property Owner to consider a project consisting of a
zone change from RMF -16 (Residential Multi -Family) to RMF/PD-20 (Residential Multi-
Family with Planned Development Overlay #20) on a 2.9 -acre site located at 1200 La Costa
Court (APN 045-358-010); and
WHEREAS, the site's General Plan Designation is HDR (High -Density Residential);
and,
WHEREAS, the site's current zoning district is RMF -16 (Residential Multi- Fam 1 ly,
16 units/acre); 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, September 2, 2003, studied and considered Zone Change
2002-0027, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project, and,
Planning Commission Resolution 2003-0084
September 2, 2003
Page 3 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 PD -20 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.
SECTION 2. Recommendation of Approval. The Planning Commission of the
City of Atascadero, in a regular session assembled on September 2, 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 2003-0084
September 2, 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 2003-0084
September 2, 2003
Page 5 of 4
Exhibit A: Zone Change Map 2002-0027
RMF -16
P
16
RMF -16
RMF -16
La Costa Court
RMF -16
it
El Camino Real
Viejo Camino
CN
San Diego Way
Planning Commission Resolution 2003-0085
September 2, 2003
Pagel of 43
ATTACHMENT 5: Draft Resolution PC 2003-0085
PD -7 Master Plan of Development (CUP 2002-0064)/ZCH2O02-0027
Approval of Proposed Master Plan of Development
DRAFT RESOLUTION PC 2003-0085
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 2002-0064) FOR A PD -20 OVERLAY ZONE
OF APN 049-191-002, 026, 027, 028, 030
(1200 La Costa Court / Andy Charnley)
WHEREAS, an application has been received from Andy Charnley (200 S. Main Street,
Templeton, CA 93465) Applicant and Property Owner to consider a project consisting of a
zone change from RMF -16 (Residential Mult�Family) to RMF/PD-20 (Residential Multi
Family with Planned Development Overlay #20) on a 2.9 -acre site located at 1200 La Costa
Court (APN 045-358-010); and
WHEREAS, the site's General Plan Designation is HDR (High -Density Residential);
and,
WHEREAS, the site's current zoning district is RMF -16 (Residential Mult�Family,
16 units/acre); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a PD -20 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, September 2, 2003, studied and considered the Master Plan
of Development (CUP 2002-0064), after first studying and considering the Proposed
Mitigated Negative Declaration prepared for the project, and
Planning Commission Resolution 2003-0085
September 2, 2003
Page 2 of 43
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:
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 -20 Ordinance; and,
The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
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 September 2, 2003, resolved to
recommend that the City Council approval of the Master Plan of Development (CUP 2002-
0064) subject to the following:
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development Site & Landscape Plan
3. EXHIBIT C: Statistical Summary of Project
4. EXHIBIT D: Site Section
5. EXHIBIT E: Materials & Colors
6. EXHIBIT F: Architectural Elevations and Floor Plans: Plan A, B, C, D
7. EXHIBIT G: Exterior Color & Materials: Plan A, B, C, D
Planning Commission Resolution 2003-0085
September 2, 2003
Page 3 of 43
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 2003-0085
September 2, 2003
Page 4 of 43
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
PD -20 Master Plan of Development (CUP 2002-0064)/ZCH 2003-0064/ZCH2O02-0027
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
La Costa Court
GP: Grading Permit
FD: Fire Department
PD -20 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2002-0064/ZCH 2003-0064/ZCH 2002.0027
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
Planning Services
1. The approval of this zone change and use permit shall
FM
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 Tract Map 2002-
0018 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 consiste nt
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, 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 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 Tract Map and construction
BP / FM
PS, CE
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 and G with the following modifications:
■ All exterior malerial finishes (siding, trim, doors,
windows, light fixtures, garage doors) shall be durable,
high quality, and consistent with the architectural
appearance.
■ All trash storage, recycle storage, and air conditioning
units shall be screened fro view behind fenced or
landscaped enclosures;
• The 4 different building styles shall contain different
Planning Commission Resolution 2003-0085
September 2, 2003
Page 5 of 43
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
La Costa Court
GP: Grading Permit
FD: Fire Department
PD -20 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2002-0064/ZCH 2003-0064/ZCH 2002-0027
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
solid wood front doors.
■ The garage doors styles shall vary with the 4 different
elevations and be architectural grade and either match
the wood entry doors or be painte d to match the
selected body color.
■ Any exterior light fixtures shall be compatible with
building design, subject to staff approval.
■ Composition roofs shall be architectural grade with high
definition shingles.
■ Final selection of chimney caps shall be subject to staff
approval.
7. All site development shall be consistent with the maximum
BP/FM
PS, BS
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, BS, CE
consistent with th a Master Plan of Development as shown
in Exhibit B and E.
9. A final landscape and irrigation plan shall be approved
BP
PS, BS
prior to the issuance of building permits and included as
part of site improvement plan consistent with Exhibit B,
and as follows:
■ 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 within the project site shall be
landscaped by the developer;
■ Street frontages along La Costa Court cul-de-sac, and
common open space areas shall be landscaped by the
developer;
■ Magnolia and live oak shade trees shall be planted
within the opens space buffer area, appropriately
spaced to provide visual buffering between adjacent
La Costa Court residence and the proposed project.
■ Street and open space trees shall be minimum 15 -
gallon size and double staked;
■ Caltrans off-site frontage shall be landscaped with
native trees and shrubs, subject to Caltrans approval.
Planning Commission Resolution 2003-0085
September 2, 2003
Page 6 of 43
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
BP
/Monitoring
Measure
units for sale to residents or workers within the City of
PS: Planning Services
Atascadero, including the affordable units. The
BL: Business License
BS: Building Services
La Costa Court
GP: Grading Permit
FD: Fire Department
PD -20 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
CUP 2002-0064/ZCH 2003-0064/ZCH 2002-0027
TO: Temporary Occupancy
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
10. The developer shall establish a home owner's association
GP
PS
or benefit maintenance district for the maintenance of on-
BP
site shared improvements, including all on-site roads,
sidewalks, street trees, drainage facilities, private open
space and common landscaping, and off-site Caltrans
frontage landscaping.
11. All project fencing shall be installed consistent with Exhibit
GP
PS
B subject to the following modifications:
BP
■ The existing fence separating the project site form
adjacent La Costa Court residences shall be replaced
with a 6 -foot tall dark tan or dark taupe colored split-
plitface
faceconcrete block wall.
■ Decorative pavers shall be applied to all parking
areas (excluding individual lot driveways).
12. There shall be no on-site street lighting along the project
GP
PS
access driveway.
BP
13. Retaining wall design & material shall match or
GP
PS
compliment the texture and color of the existing or
BP
proposed landscape.
14. Garages to be 12 feet by 22 feet (264 square feet)
GP
PS
minimum interior dimension.
BP
15. Final selection of colors and materials identified on Exhibit
GP
PS
G shall be subject to staff approval.
BP
16. Prior to recordation of final map, 30 -year deed restriction
GP
PS, CE, CA
on three units. In -lieu fees for remaining un -built units and
BP
fractions of units shall be based on 2.50% of the valuation
of the market rate unit, calculated upon the entire 40
residential units. Fees shall be paid at time of building
permit.
17. Prior to recordation of final map, the applicant shall enter
GP
PS, CE, CA
into a legal agreement with the City to reserve '/2 of the
BP
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.
Planning Commission Resolution 2003-0085
September 2, 2003
Page 7 of 43
■ 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.
■ The City Attorney shall approve the final form of the
agreement.
18. The project applicant shall establish a Homeowners
GP
PS, CE, CA
Association or Cost Benefit District for project to be funded
BP
by residences and to be responsible for the maintenance,
repair and replacement of all on-site common areas, front
yards, and facilities, and enforcement of the community
CC&R's, including on-site parking enforcement. CC&R's
are required with Final Map.
Building Services
19. A soils investigation prepared by a licensed
GP
PS
Geotechnical Engineer is to be provided for the project.
BP
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
20. Show location of existing and any proposed fire
BP
BS
hydrants.
21. 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.
22. Note approved address signage is to be provided.
BP
BS
23. 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
24. All public improvements shall be constructed in
GP, BP
CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings and/or
as directed by the City Engineer.
25. In the event that the applicant is allowed to bond for the
GP, BP
CE
public improvements required as a condition of the final
map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
26. An engineer's estimate of probable cost shall be
GP, BP
CE
submitted for review and approval by the City Engineer to
Planning Commission Resolution 2003-0085
September 2, 2003
Page 8 of 43
determine the amount of the bond.
27. The Subdivision Improvement Agreement shall record
GP, BP
CE
concurrently with the Final Map.
28. An encroachment permit shall be obtained prior to the
GP, BP
CE
issuance of building permit.
29. The applicant shall enter into a Plan Check/inspection
GP, BP
CE
agreement with the City.
30. A six (6) foot Public Utility Easement (PUE) shall be
GP, BP
CE
provided contiguous to the Tunitas Avenue property
frontage.
31. The applicant shall be responsible for the relocation
GP, BP
CE
and/or alteration of existing utilities.
32. The applicant shall install all new utilities (water, gas,
GP, BP
CE
electric, cable TV and telephone) underground. Utilities
shall be extended to the property line frontage of each lot
or its public utility easement.
33. The applicant shall monument all property corners for
GP, BP
CE
construction control and shall promptly replace them if
disturbed.
34. The applicant shall acquire title interest in any off-site land
GP, BP
CE
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.
35. Slope easements shall be provided as needed to
GP, BP
CE
accommodate cut of fill slopes.
36. Drainage easements shall be provided as needed to
GP, BP
CE
accommodate both public and private drainage facilities.
37. A preliminary subdivision guarantee shall be submitted for
GP, BP
CE
review in conjunction with the processing of the map.
38. All existing and proposed utility, pipeline, open space, or
GP, BP
CE
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.
39. The final map shall be signed by the City Engineer prior to
GP, BP
CE
the map being placed on the agenda for City Council
acceptance.
40. Prior to recording the final map, the applicant shall submit
GP, BP
CE
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
Planning Commission Resolution 2003-0085
September 2, 2003
Page 9 of 43
Subdivision Map Act and the City's Subdivision
Ordinance.
41. Prior to recording the parcel map, the applicant shall set
GP, BP
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.
42. Prior to recording the parcel map, the applicant shall pay
GP, BP
CE
all outstanding plan check/inspection fees.
43. Prior to recording the map, the applicant shall complete all
GP, BP
CE
improvements required by these conditions of approval.
44. Prior to recording the parcel map, the applicant shall have
GP, BP
CE
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.
45. Upon recording the final map, the applicant shall provide
GP, BP
CE
the City with a black line clear Mylar (0.4 mil) copy and a
blue line print of the recorded map.
46. Prior to the final inspection of any public improvements,
GP, BP
CE
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.
47. Prior to the final inspection, the applicant shall submit a
GP, BP
CE
written certification from a registered civil engineer or land
surveyor that all survey monuments have been set as
shown on the final map.
48. Prior to the issuance of building permits the applicant shall
GP, BP
CE
submit a grading and drainage plan prepared by a
registered civil engineer for review and approval by the
City Engineer.
City Engineer Project Conditions
49. Applicant shall submit a Storm Water Pollution Prevention
GP, BP
CE
Plan (SWPPP) and erosion control plan for approval by
the City Engineer prior to any onsite grading.
50. Applicant shall submit drainage calculations for all
GP, BP
CE
improvements.
51. A drainage easement shall be recorded for the drainage
GP, BP
CE
detention basin.
52. All drainage improvements shall cross property lines
GP, BP
CE
within drainage easements.
Planning Commission Resolution 2003-0085
September 2, 2003
Page 10 of 43
53. The drainage detention basin shall be designed for a 50-
GP, BP
CE
year storm with a 2 -year release.
54. The CC&R's shall provide for the repair and maintenance
GP, BP
CE
all drainage structures, basins, private sewer mains and
manholes, streets, curbs, gutters and sidewalks, lighting,
parking, and all commonly held areas and open space.
55. City standard curb, gutter and sidewalk shall be
GP, BP
CE
constructed at the end of the La Costa Court cul-de-sac.
56. Applicant must provide written authorization from owner of
GP, BP
CE
Private sewer main in La Costa Court, allowing connection
to sewer system.
57. All new sewer mains shall be privately owned and
GP, BP
CE
maintained. Funding for maintenance and repair of
private sewer system shall be addressed in the CC&R's.
Atascadero Mutual Water Company
58. The applicant shall provide a looped water system. This
GP, BP
CE
looped system shall have two points of connection to
the existing AMWC water grid in order to provide a more
reliable water system for this site. The looped system
shall be shown on the improvement plan submittal.
59. Prior to the issuance of building permits, the applicant
GP, BP
CE
shall submit plans showing the water distribution
facilities required to serve the project for review and
approval by the Atascadero Mutual Water Company
(AMWC). The plans shall show all facilities required for
fire protection. The plans shall show all cross -
connection devices required to isolate the fire protection
and landscape irrigation systems from the domestic
water system.
60. Prior to start of construction, the applicant shall pay all
GP, BP
CE
installation and connection fees required by AMWC.
61. Prior to the issuance of building permits, the applicant
GP, BP
CE
shall obtain a "Will Serve" letter from the Atascadero
Mutual Water Company.
62. All water distribution facilities shall be constructed in
GP, BP
CE
conformance with AMWC standards, policies and
approved procedures. All cross connection devices
shall be constructed in conformance with AWWA and
Department of Health Services standards.
63. Water and gas cannot be located in same trench. Water
GP, BP
CE
main to be in separate trench.
64. Identify water main tie in location on improvement
GP, BP
CE
drawings.
65. Identify all connections and bends in water main.
GP, BP
CE
66. All service line connections shall be perpendicular to
GP, BP
CE
water main
Mitigation Measures
Planning Commission Resolution 2003-0085
September 2, 2003
Page 11 of 43
Mitigation Measure 1.c.1: The following landscape mitigations
BP
PS, BS, CE
1.c.1
shall apply:
■ Development along U.S. Highway 101 right-of-way shall be
buffered with an informal landscape theme to be reviewed
an approved by Caltrans.
■ Proposed development along the extension of La Costa
Court will include landscaped front yards, street trees, and
the project entry drives that will include special decorative
pavers.
■ The project shall include landscaping of all common areas,
including slopes, streetscapes, residential front yards, and
street trees.
■ The on-site retention basin shall be landscaped with plant
materials compatible with the private open space use while
allowing the basin to function as engineered for storm water
management.
Mitigation Measure 1.c.2: The proposed homes shall include
BP
PS, BS, CE
1.c.2
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.d.1: Exterior street lighting shall be
BP
PS, BS, CE
1.d.1
designed to eliminate any off site glare. All exterior site lights
shall utilize full cut-off, "hooded" lighting fixtures to prevent
offsite light spillage and glare. Any luminaire pole height shall
not exceed 20 -feet in height, limit intensity to 2.0 foot candles
at ingress/egress, and otherwise 0.6 foot candle minimum to
1.0 maximum within the private street. Fixtures shall be shield
cut-off type and compatible with neighborhood setting, subject
to staff approval.
In addition, individual exterior home -owner lighting shall be
restricted through CC&R's and individual lot deed -restriction to
prohibit high-intensity lighting in excess of one -foot candle,
limited in fixture height to not exceed 10 feet, and utilize full
cut-off, "hooded" lighting fixtures to prevent offsite light spillage
and glare.
Mitigation Measure 3.b: The project shall be conditioned to
BP, GP
PS, BS, CE
3.b
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.
Planning Commission Resolution 2003-0085
September 2, 2003
Page 12 of 43
■ Install diesel oxidation catalysts (DOC), catalyzed diesels
particulate filters (CDPF) or other District approved
emission reduction retrofit services (Required for projects
grading more than 4.0 acres of continuously worked area).
Section 6.4: Activity Management Techniques
■ Develop a comprehensive construction activity
management plan designed to minimize the amount of
large construction equipment operating during any given
time period.
• Schedule of construction truck trips during non -peak hours
to reduce peak hour emissions.
■ Limit the length of the construction workday period, if
necessary.
■ Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
GP
PS, BS, CE
3.b
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 stock -pile areas should be sprayed daily as
needed.
D. Permanent dust control measures identified in the
approved project re -vegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities.
E. Exposed ground areas that are plann4ed to be reworked
at dates greater than one month after initial grading should
be sown with a fast -germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to re -vegetation should
be stabilized using approved chemical soil binder, jute
netting, or other methods approved in advance by the
APCD.
G. All roadways, driveways, sidewalks, etc, to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or should maintain at least two feet of
freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or was off trucks and
equipment leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where
feasible.
L. The contractor or builder shall designate a person or
persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of
dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use
Planning Commission Resolution 2003-0085
September 2, 2003
Page 13 of 43
clearance for map recordation and land use clearance for
finish grading of any structure.
Mitigation Measure 5.b.1: Should any cultural resources be
GP
BS
5.b.1
unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to
a non-significant level.
GP
PS, BS, CE
6.b.1
Mitigation Measure 6.b.1: 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.2: All cut and fill slopes shall be hydro
GP
PS, BS, CE
6.b.2
seeded 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, GP
PS, BS, CE
6.c.d
submitted with a future building permit 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.
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention
GP
PS, BS, CE
8e.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.c.1: A continuous masonry noise
GP
PS, BS, CE
11.c.1
barrier wall or berm along the west side of the project is
required. The noise barrier wall shall be constructed of earth -
tone masonry material or stone appearance, and six feet in
height above the nearest finished floor level.
Mitigation Measure 11.c.2: The following construction
GP
PS, BS, CE
11.c.2
specification is required to meet performance of 45 dBA or less
interior noise level along the critical side of the dwelling units
(lots 12, 20, 21, and 40) nearest the Highway 101 noise
source:
■ Vents and roof penetrations: Soffit vents, eave vents,
dormer vents and other wall and roof penetrations
Planning Commission Resolution 2003-0085
September 2, 2003
Page 14 of 43
shall be located on the walls and roofs facing away
from the noise source (facing north, east, and south).
■ Walls: The walls of critical living spaces, such as
living rooms, lounges, bedrooms, dens, and habitable
spaces in dwelling units nearest the noise source
shall have wall construction with an S.T.0 (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 source shall
receive special attention during construction. All
construction openings and joints on the walls on the
noise facing the 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.
■ Windows: To meet the interior LDN 45 dBA
requirements, windows for critical habitat spaces of
affected units facing the noise source shall be of
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.
Planning Commission Resolution 2003-0085
September 2, 2003
Page 15 of 43
EXHIBIT B: Master Plan of Development Site & Landscape Plan
rW
I ON
V7
W
Al
EffiRWIFAVOWdEffiffir
7q7 i i
I ik
_r" 1 R LOT 6
r LOT 3
M
z
J�q 5
-4 z
o8�Y Tl
24'
! 0 M >
Z
z
A10N /LAN 606UON 4 AWGW66
PLM MANNIN& GONOM41N&
DSC*F
ILA ASTAI
ATASCADERO,,
Planning Commission Resolution 2003-0085
September 2, 2003
Page 16 of 43
EXHIBIT C: Statistical Summary of Project
Proposed Project Summary
Total 77,963 38,991 36,400 31,563 10,000
RoadsBPark'g 27,987
Open Space 19,730
Site Sum 125,680
Legend
FP = Footprint
LS = Landscape
Flatwork=Driveways, Porches, Patios
Prepared by: FL Henderson Associates
Average 46.8% Average 40.4%
Note:
All figures given in sqaure feet (s.f.)
All figures rounded to the nearest s.f.
Color -coded by design type.
Printed on 22 -Jun -03
Area Information_
, for Tract Map
244& -La Costa CL
Actual
% of
Max.
Design
FP to
Req.
Actual
% of LS
Flat-
Elev.
Lot
Sq Ft.
Storeys
Allow FP
FP
Site
LS
LS
to Site
work
Type
Lot 1
1933
Two
967
910
47.1%
773
773
40.0%
250
A
Lot 2
1887
Two
944
910
48.2%
755
727
38.5%
250
A
Lot 3
1892
Two
946
910
48.1%
757
732
38.7%
250
B
Lot 4
1898
Two
949
910
47.9%
759
738
38.9%
250
B
Lot 5
1907
Two
954
910
47.7%
763
747
39.2%
250
C
Lot 6
1907
Two
954
910
47.7%
763
747
39.2%
250
C
Lot 7
1912
Two
956
910
47.6%
765
752
39.3%
250
D
Lot 8
1915
Two
958
910
47.5%
766
755
39.4%
250
D
Lot 9
1917
Two
959
910
47.5%
767
757
39.5%
250
A
Lot 10
1919
Two
960
910
47.4%
768
759
39.6%
250
A
Lot 11
1923
Two
971
910
47.3%
769
763
39.7%
250
B
Lot 12
2273
Two
1137
910
40.0%
909
1113
49.0%
250
B
Lot 13
1949
Two
975
910
46.7%
780
789
40.5%
250
C
Lot 14
1944
Two
972
910
46.8%
778
784
40.3%
250
C
Lot 15
1939
Two
970
910
46.9%
776
779
40.2%
250
D
Lot 16
1934
Two
967
910
47.1%
774
774
40.0%
250
D
Lot 17
1929
Two
965
910
47.2%
772
769
39.9%
250
A
Lot 18
1926
Two
963
910
47.2%
770
766
39.8%
250
A
Lot 19
1925
Two
963
910
47.3%
770
765
39.7%
250
B
Lot 20
1923
Two
962
910
47.3%
769
763
39.7%
250
B
Lot 21
1936
Two
968
910
47.0%
774
776
40.1%
250
C
Lot 22
1936
Two
968
910
47.0%
774
776
40.1%
250
C
Lot 23
1936
Two
968
910
47.0%
774
776
40.1%
250
D
Lot 24
1936
Two
968
910
47.0%
774
776
40.1%
250
D
Lot 25
1936
Two
968
910
47.0%
774
776
40.1%
250
A
Lot 26
1936
Two
968
910
47.0%
774
776
40.1%
250
A
Lot 27
1936
Two
968
910
47.0%
774
776
40.1%
250
B
Lot 28
1926
Two
963
910
47.2%
770
766
39.8%
250
B
Lot 29
2067
Two
1034
910
44.0%
827
907
43.9%
250
C
Lot 30
2027
Two
1014
910
44.9%
811
867
42.8%
250
C
Lot 31
1929
Two
965
910
47.2%
772
769
39.9%
250
D
Lot 32
1929
Two
965
910
47.2%
772
769
39.9%
250
D
Lot 33
1929
Two
965
910
47.2%
772
769
39.9%
250
A
Lot 34
1929
Two
965
910
47.2%
772
769
39.9%
250
A
Lot 35
1929
Two
965
910
47.2%
772
769
39.9%
250
B
Lot 36
1929
Two
965
910
47.2%
772
769
39.9%
250
B
Lot 37
1929
Two
965
910
47.2%
772
769
39.9%
250
C
Lot 38
1929
Two
965
910
47.2%
772
769
39.9%
250
C
Lot 39
1929
Two
965
910
47.2%
772
769
39.9%
250
D
Lot 40
2278
Two
1139
910
39.9%
911
1118
49.1%
250
D
Total 77,963 38,991 36,400 31,563 10,000
RoadsBPark'g 27,987
Open Space 19,730
Site Sum 125,680
Legend
FP = Footprint
LS = Landscape
Flatwork=Driveways, Porches, Patios
Prepared by: FL Henderson Associates
Average 46.8% Average 40.4%
Note:
All figures given in sqaure feet (s.f.)
All figures rounded to the nearest s.f.
Color -coded by design type.
Printed on 22 -Jun -03
Planning Commission Resolution 2003-0085
September 2, 2003
Page 17 of 43
EXHIBIT D: Site Section
U)
M
Planning Commission Resolution 2003-0085
September 2, 2003
Page 19 of 43
EXHIBIT F: Architectural Elevations & Floor Plans
C
M
M
r
O
b
Gp
O
v
gO D
R1
M O
0
Z
z
M
D
b m
r
_
m
iii
_
25
8
D p
� I
w
D
�
01
N ` G -A N4Y, 6WMON &OVATIONS
OEVEI rMENf["'
i.A cOOfA Ko. fLOOK PIANS
AfOGAWO, LA
M-.
n
I
{
r
T
�
I
Z
� I
�
01
M
m
r
OI
D
p�
zZO
I
O
�I
-4M
m0
b o
®;
Mo
rq
ZZ
00
F.L. Henderson & Associates
L111W E1111E IIANNINb LON600 IN&
zrzoaN °'� icaa��Ao4iii
005166.5011 6DN KN[Noe¢50NeL AKfaK. N[1 n1A5G 0
Planning Commission Resolution 2003-0085
September 2, 2003
Page 20 of 43
EXHIBIT F: Architectural Elevations
rn
bCn
0
M
M
11>
O
z
M
F
5W
0
M
M
0
z
C-)
�m
W
U
M
M
O
Z
A&
z�
n
I °R°ARNtEY> bU5fA50N ELEVAfI0N5
" F.L. Henderson & Associates
.�♦ ♦ GN
`�j ;� DEV&40PMENf � ARGNIfEGiURE PLANNING GON5UL11NG
A wefA KV. FLOOR PI AN5 fRANR 1.. N0[ -, AR 1![Of�L-22003 91D -91A 01RD�[
I AI.A GAOERO, . 6M IDD. WD N[N0[R50N6 NART[R. N[i - AV, ZA0[R9. GA 1-
Planning Commission Resolution 2003-0085
September 2, 2003
Page 21 of 43
EXHIBIT G: Material & Colors
o�
I
•
"I' ■_ ES
iii
InM■■EMO
Nunn
NUNN
Sol
ii u
Planning Commission Resolution 2003-0085
September 2, 2003
Page 22 of 43
EXHIBIT G: Materials & Colors
3
AIR,
■■ ■
■■-.
i
�_■py■yam■:■.
li
__�
--� —
'i��■:-_:��-1-ill•
ww
ZEN—Mg
'_ '_
'
• �■
■
'moi-���;�:-■�:■i-■:
1�-_■-:--■■■�
-rte
_
.
i■■■
-Ci■■ -moi -r
li-;■-r■
..r
—ro
J■ -
Planning Commission Resolution 2003-0085
September 2, 2003
Page 23 of 43
EXHIBIT G: Materials & Colors
Planning Commission Resolution 2003-0085
September 2, 2003
Page 24 of 43
EXHIBIT G: Materials & Colors
Man 's
9ml3
•
_�_
11111-21
■■■■
;IN
1.,
F ,;wtr
Al
_
r
MP
■a®■
■■■■
z-:
■■C;li-s
wr
d ins. Lsro
- Q '
.�yP.:
a•��i� �;�
■
f,e
Planning Commission Resolution 2003-0086
September 2, 2003
Page 1 of 20
ATTACHMENT 6: Draft Resolution PC 2003-0064
PD -19 Master Plan of Development (CUP 2003-0082)/ZCH2O02-0035/TTM2002-0026
Approval of Proposed Vesting Tentative Tract Map
DRAFT RESOLUTION PC 2003-0086
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL APPROVE VESTING TENTATIVE TRACT MAP 2002-0018,
A FORTY LOT MAP CONSISTENT WITH A PD -20 OVERLAY ZONE
OF APN 045-358-010
(1200 La Costa Court / Andy Charnley)
WHEREAS, an application has been received from Andy Charnley (200 S. Main Street,
Templeton, CA 93465) Applicant and Property Owner to consider a project consisting of a
zone change from RMF -16 (Residential Multi -Family) to RMF/PD-20 (Residential Multi -
Family with Planned Development Overlay #20) on a 2.9 -acre site located at 1200 La Costa
Court (APN 045-358-010); and
WHEREAS, the site's General Plan Designation is HDR (High -Density Residential);
M1
WHEREAS, the site's current zoning district is RMF -16 (Residential MultrFamily,
16 units/acre); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a PD -20 overlay with a Master Plan of Development thereby allowing a 40- 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
Tract Map application was held by the Planning Commission of the City of Atascadero at
which hearing evidence, oral and documentary, was admitted on behalf of said application;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on September 2, 2003, studied and considered Tentative Tract Map
2002-0018, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project; and,
Planning Commission Resolution 2003-0086
September 2, 2003
Page 2 of 20
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.
The proposed subdivision, as conditioned, is consistent with the proposed Planned
Development Overlay District #20 Master Plan of Development (CUP 2002-
0064).
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) shall be required that
incorporate the planned development conditions of approval to ensure that the site
retains the proposed qualities (colony- influenced architecture, colors, materials,
street amenities, fencing, and landscaping) overtime.
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 September 2, 2003, resolved to
recommend that the City Council approval of Vesting Tentative Tract Map (TTM 2002-
0018) subject to the following:
1. Exhibit A: Vesting Tentative Tract Map 2002-0018
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program.
Planning Commission Resolution 2003-0086
September 2, 2003
Page 3 of 20
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 2003-0086
September 2, 2003
Page 4 of 20
Exhibit A: Vesting Tentative Tract Map 2002-0018
US 101
z
0
I
a M o $
rRe� i� 3y3; aO —^+ 'z �jga 0 Y �
T
H.CD
' aHARAH,GLOAsoty fL�vEsTm �. I.. NWK60N AWG I ALES
Ly1,-1_N
vrrv�EN •rtr�IpV IA W WP ARGHIftGfUR► WANNI N& GONGULtIN&
LA COSTA RD. .-1. os —, Accni.," - — v*. IArti. ciau
ATASCADERO, CA 005.111-1A nn.Hu.csmucn.crsc. H.r .rAacA-11, �A c1—
Planning Commission Resolution 2003-0086
September 2, 2003
Page 5 of 20
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
La Costa Court
SIP: Subdivision
FD: Fire Department
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TTM 2002-0018
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
FM
PS
become final and effective following approval of Zone
Change 2002-0027 and CUP 2002-0064.
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 Tract 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,
front yards (lots 1 — 40), 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 1200 La Costa Court (APN 045-358-
010) 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,
Planning Commission Resolution 2003-0086
September 2, 2003
Page 6 of 20
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
FM
/Monitoring
Measure
Geotechnical Engineer is to be provided for the
GP: Grading Permit
PS: Planning Services
project. The report is to be provided at the time of
BP: Building Permit
BS: Building Services
La Costa Court
SIP: Subdivision
FD: Fire Department
Vesting Tentative Tract Map
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TTM 2002-0018
TO: Temporary Occupancy
Fl: Final inspection
WW Wastewater
CA: City Attorney
incorporated into the project plans.
F0: Final Occupancy
AMWC: Water Comp.
and employees against any claim or action brought to
challenge an approval by the city, or any of its entities,
concerning the subdivision.
9. Prior to recordation of final map, 30 -year deed
FM
PS
restriction on three units. h -lieu fees for remaining un-
built units and fractions of units shall be based on
2.50% of the valuation of the market rate unit
calculated upon the entire 40 residential units. Fees
shall be paid at timeof building permit
10. Prior to recordation of final map, the applicant shall
FM
PS
enter into a legal agreement with the City to reserve 1/2
of the units for sale to residents or workers within the
City of Atascadero, including the affordable units. The
agreement shall include the following provisions:
■ The units shall be offered for sale to residents or
workers within the City of Atascadero for a minimum
of 60 -days. During this time period offers may only
be accepted from Atascadero residents or workers.
■ The applicant shall provide reasonable proof to the
City that at least one of the qualified buyers is a
resident or worker within the 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.
■ The City Attorney shall approve the final form of the
agreement.
11. All site development shall be consistent with the
GP
PS,CE
maximum intensities described in the statistical
project summary as shown on Exhibit C.
12. There shall be no on-site street lighting along the
project access driveway.
Building Services
13. A soils investigation prepared by a licensed
FM
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
Planning Commission Resolution 2003-0086
September 2, 2003
Page 7 of 20
14. Show location of existing and any proposed fire
FM
CE
hydrants.
15. Provide a letter from the Atascadero Mutual Water
FM
CE
Company stating the minimum expected water
available to the site. Amount available must meet
min. requirement specified in the California Fire Code.
16. Note approved address signage is to be provided.
FM
CE
17. Note on plans that fire lanes shall be delineated in
FM
CE
certain areas to restrict parking as required by the
Fire Authority.
City Engineer
Standard Conditions
18. All public improvements shall be constructed in
GP, BP
CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings
and/or as directed by the City Engineer.
19. In the event that the applicant is allowed to bond for the
GP, BP
CE
public improvements required as a condition of the final
map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
20. 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.
21. The Subdivision Improvement Agreement shall record
GP, BP
CE
concurrently with the Final Map.
22. An encroachment permit shall be obtained prior to the
GP, BP
CE
issuance of building permit.
23. The applicant shall enter into a Plan Check/Inspection
GP, BP
CE
agreement with the City.
24. A six (6) foot Public Utility Easement (PUE) shall be
GP, BP
CE
provided contiguous to the Tunitas Avenue property
frontage.
25. The applicant shall be responsible for the relocation
GP, BP
CE
and/or alteration of existing utilities.
26. The applicant shall install all new utilities (water, gas,
GP, BP
CE
electric, cable TV and telephone) underground. Utilities
shall be extended to the property line frontage of each
lot or its public utility easement.
27. The applicant shall monument all property corners for
GP, BP
CE
construction control and shall promptly replace them if
disturbed.
28. The applicant shall acquire title interest in any off-site
GP, BP
CE
land that may be required to allow for the construction
of the improvements. The applicant shall bear all costs
associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent
property owners whose ingress and egress is affected
Planning Commission Resolution 2003-0086
September 2, 2003
Page 8 of 20
by these improvements.
29. Slope easements shall be provided as needed to
GP, BP
CE
accommodate cut of fill slopes.
30. Drainage easements shall be provided as needed to
GP, BP
CE
accommodate both public and private drainage
facilities.
31. A preliminary subdivision guarantee shall be submitted
GP, BP
CE
for review in conjunction with the processing of the map.
32. All existing and proposed utility, pipeline, open space,
GP, BP
CE
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.
33. The final map shall be signed by the City Engineer prior
GP, BP
CE
to the map being placed on the agenda for City Council
acceptance.
34. Prior to recording the final 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.
35. Prior to recording the parcel map, the applicant shall set
GP, BP
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.
36. Prior to recording the parcel map, the applicant shall
GP, BP
CE
pay all outstanding plan check/inspection fees.
37. Prior to recording the map, the applicant shall complete
GP, BP
CE
all improvements required by these conditions of
approval.
38. Prior to recording the parcel map, the applicant shall
GP, BP
CE
have the map reviewed by all applicable public and
private utility companies (cable, telephone, gas, electric,
Atascadero Mutual Water Company). The applicant
shall obtain a letter from each utility company indicating
their review of the map. The letter shall identify any
new easements that may be required by the utility
company. A copy of the letter shall be submitted to the
City. New easements shall be shown on the parcel
map.
39. Upon recording the final map, the applicant shall
GP, BP
CE
provide the City with a black line clear Mylar (0.4 mil)
copy and a blue line print of the recorded map.
Planning Commission Resolution 2003-0086
September 2, 2003
Page 9 of 20
40. Prior to the final inspection of any public improvements,
GP, BP
CE
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.
41. Prior to the final inspection, the applicant shall submit a
GP, BP
CE
written certification from a registered civil engineer or
land surveyor that all survey monuments have been set
as shown on the final map.
42. Prior to the issuance of building permits the applicant
GP, BP
CE
shall submit a grading and drainage plan prepared by a
registered civil engineer for review and approval by the
City Engineer.
City Engineer Project Conditions
43. Applicant shall submit a Storm Water Pollution
GP, BP
CE
Prevention Plan (SWPPP) and erosion control plan for
approval by the City Engineer prior to any onsite
grading.
44. Applicant shall submit drainage calculations for all
GP, BP
CE
improvements.
45. A drainage easement shall be recorded for the drainage
GP, BP
CE
detention basin.
46. All drainage improvements shall cross property lines
GP, BP
CE
within drainage easements.
47. The drainage detention basin shall be designed for a
GP, BP
CE
50 -year storm with a 2 -year release.
48. The CC&R's shall provide for the repair and
GP, BP
CE
maintenance all drainage structures, basins, private
sewer mains and manholes, streets, curbs, gutters and
sidewalks, lighting, parking, front yard landscaping (lots
1 — 40), and all commonly held areas and open space.
49. City standard curb, gutter and sidewalk shall be
GP, BP
CE
constructed at the end of the La Costa Court cul-de-
sac.
50. Applicant must provide written authorization from owner
GP, BP
CE
of Private sewer main in La Costa Court, allowing
connection to sewer system.
51. All new sewer mains shall be privately owned and
GP, BP
CE
maintained. Funding for maintenance and repair of
private sewer system shall be addressed in the
CC&R's.
Atascadero Mutual Water Company
52. The applicant shall provide a looped water system.
GP, BP
CE
This looped system shall have two points of
connection to the existing AMWC water grid in order
to provide a more reliable water system for this site.
Planning Commission Resolution 2003-0086
September 2, 2003
Page 10 of 20
The looped system shall be shown on the
improvement plan submittal.
53. Prior to the issuance of building permits, the applicant
GP, BP
CE
shall submit plans showing the water distribution
facilities required to serve the project for review and
approval by the Atascadero Mutual Water Company
(AMWC). The plans shall show all facilities required
for fire protection. The plans shall show all cross -
connection devices required to isolate the fire
protection and landscape irrigation systems from the
domestic water system.
54. Prior to start of construction, the applicant shall pay
GP, BP
CE
all installation and connection fees required by
AMWC.
55. Prior to the issuance of building permits, the applicant
shall obtain a "Will Serve" letter from the Atascadero
Mutual Water Company.
56. All water distribution facilities shall be constructed in
GP, BP
CE
conformance with AMWC standards, policies and
approved procedures. All cross connection devices
shall be constructed in conformance with AWWA and
Department of Health Services standards.
57. Water and gas cannot be located in same trench.
GP, BP
CE
Water main to be in separate trench.
58. Identify water main tie in location on improvement
drawings.
59. Identify all connections and bends in water main.
GP, BP
CE
60. All service line connections shall be perpendicular to
GP, BP
CE
water main.
Mitigation Measures
GP, BP
CE
Mitigation Measure 1.c.1: The following landscape mitigations
GP, BP
CE
shall apply:
■ Development along U.S. Highway 101 right-of-way shall be
buffered with an informal landscape theme to be reviewed
an approved by Caltrans.
■ Proposed development along the extension of La Costa
Court will include landscaped front yards, street trees, and
the project entry drives that will include special decorative
pavers.
■ The project shall include landscaping of all common areas,
including slopes, streetscapes, residential front yards, and
street trees.
■ The on-site retention basin shall be landscaped with plant
materials compatible with the private open space use while
allowing the basin to function as engineered for storm water
management.
Mitigation Measure 1.c.2: The proposed homes shall include
GP, BP
CE
the use of earth -tone paint and roof colors designed to blend
Planning Commission Resolution 2003-0086
September 2, 2003
Page 11 of 20
with the surrounding neighborhood and reduce the potential for
reflected light and glare.
Mitigation Measure 1.d.1: Exterior street lighting shall be
GP, BP
CE
designed to eliminate any off site glare. All exterior site lights
shall utilize full cut-off, "hooded" lighting fixtures to prevent
offsite light spillage and glare. Any luminaire pole height shall
not exceed 20 -feet in height, limit intensity to 2.0 foot candles
at ingress/egress, and otherwise 0.6 foot candle minimum to
1.0 maximum within the private street. Fixtures shall be shield
cut-off type and compatible with neighborhood setting, subject
to staff approval.
In addition, individual exterior home -owner lighting shall be
restricted through CC&R's and individual lot deed -restriction to
prohibit high-intensity lighting in excess of one -foot candle,
limited in fixture height to not exceed 10 feet, and utilize full
cut-off, "hooded" lighting fixtures to prevent offsite light spillage
and glare.
Mitigation Measure 3.b: The project shall be conditioned to
GP, BP
CE
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 of construction truck trips during non -peak hours
to reduce peak hour emissions.
■ Limit the length of the construction workday period, if
necessary.
■ Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
GP, BP
CE
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-
Planning Commission Resolution 2003-0086
September 2, 2003
Page 12 of 20
potable) water should be used whenever possible.
C. All dirt stock -pile areas should be sprayed daily as
needed.
D. Permanent dust control measures identified in the
approved project re -vegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities.
E. Exposed ground areas that are plann4ed to be reworked
at dates greater than one month after initial grading
should be sown with a fast -germinating native grass seed
and watered until vegetation is established.
F. All disturbed soil areas not subject to re -vegetation should
be stabilized using approved chemical soil binder, jute
netting, or other methods approved in advance by the
APCD.
G. All roadways, driveways, sidewalks, etc, to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or should maintain at least two feet of
freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or was off trucks and
equipment leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where
feasible.
L. The contractor or builder shall designate a person or
persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of
dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use
clearance for map recordation and land use clearance for
finish grading of any structure.
Mitigation Measure 5.b.1: Should any cultural resources be
GP, BP
CE
unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to
a non-significant level.
GP, BP
CE
Mitigation Measure 6.b.1: 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.2: All cut and fill slopes shall be hydro
GP, BP
CE
seeded 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.
Planning Commission Resolution 2003-0086
September 2, 2003
Page 13 of 20
Mitigation Measure 6.c.d: A soils report shall be required to be
GP, BP
CE
submitted with a future building permit 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.
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention
GP, BP
CE
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, BP
CE
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.c.1: A continuous masonry noise
GP, BP
CE
barrier wall or berm along the west side of the project is
required. The noise barrier wall shall be constructed of earth -
tone masonry material or stone appearance, and six feet in
height above the nearest finished floor level.
Mitigation Measure 11.c.2: The following construction
specification is required to meet performance of 45 dBA or less
interior noise level along the critical side of the dwelling units
(lots 12, 20, 21, and 40) nearest the Highway 101 noise
source:
■ Vents and roof penetrations: Soffit vents, eave vents,
dormer vents and other wall and roof penetrations
shall be located on the walls and roofs facing away
from the noise source (facing north, east, and south).
■ Walls: The walls of critical living spaces, such as
living rooms, lounges, bedrooms, dens, and habitable
spaces in dwelling units nearest the noise source
shall have wall construction with an S.T.0 (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 source shall
receive special attention during construction. All
construction openings and joints on the walls on the
noise facing the 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.
■ Windows: To meet the interior LDN 45 dBA
requirements, windows for critical habitat spaces of
affected units facing the noise source shall be of
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
Planning Commission Resolution 2003-0086
September 2, 2003
Page 14 of 20
better, as determined in testing by an accredited
acoustical laboratory.
Planning Commission Resolution 2003-0086
September 2, 2003
Page 15 of 20
ITEM NUMBER: 4
DATE: 09/02/03
Planning Commission Staff Report
Public Hearing
Tentative Parcel Map 2003-0041 (AT 03-104)
2435 San Fernando Road and Balboa Road
(Audette/Summers, Twin Cities Surveys)
SUBJECT:
TENTATIVE PARCEL MAP 2003-0041: Proposed subdivision of two existing parcels totaling
approximately 10.88 acres into three parcels of 4.508, 3.186 and 3.186 acres. The site is currently
developed with a single-family residence. The existing improvements will be confined to one new lot
allowing development of single-family residences on the remaining two lots.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution No. PC 2003-0072, certifying the proposed Mitigated Negative
Declaration 2003-0031 and approving Tentative Parcel Map 2003-0041, a request to subdivide two
parcels totaling 10.88 acres into three parcels of 4.508, 3.186 and 3.186 acres (all lot areas are gross area),
based on findings and subject to conditions.
SITUATION AND FACTS:
1. Applicant/Owners: Richard Audette and Sandy Summers, 2435 San Fernando Road,
Atascadero, California 93422, Phone: (805) 462-3708
2. Representative: Twin Cities Surveying, Inc., P.O. Box 777, Templeton, Califomia
93465-0777, Phone: (805) 434-3684
3. Project Address: 2435 San Fernando Road and Balboa Road, Atascadero, California
93422
4. General Plan Designation: RE (Rural Estate)
ITEM NUMBER: 4
DATE: 09/02/03
5. Zoning District: RS (Residential Suburban with a minimum lot size of 3.186 acres
(gross).
6. Site Area: 10.88 Acres (gross)
7. Existing Use: Developed with a single family residence
8. Environmental Status: Proposed Negative Declaration posted August 8, 2003- review
period ends August 28, 2003.
Site description: The site has a moderate slope (average of 13 to 19%) and is located on the north side of
San Fernando Road and the south side of Balboa Road, just south of the intersection of San Fernando and
Balboa Roads. Proposed Parcel 1 is currently developed with a single-family residence and the other
proposed parcels are vacant.
The Tentative Parcel Map indicates that the total gross acreage is 10.52 acres. However, a memo from the
applicant's surveyor, dated August 20, 2003, verifies that the total gross acreage is 10.88. This correction
will be reflected on the final parcel map.
View of the property from proposed Parcel 2 looking southeast over
proposed Parcel 3 towards Balboa Road
too
1 •�. ,,`, 'fit, �1 _ ,�,`IU
•1
Proposed
Parcel 3
Proposed
ITEM NUMBER: 4
DATE: 09/02/03
DISCUSSION:
Subdivision Design:
The subdivision will divide two existing lots into three parcels. Proposed Parcel 1 has frontage on San
Fernando Road, while proposed Parcels 2 and 3 will gain access from Balboa Road. The City Engineer has
reviewed the tentative map and determined that Balboa Road will provide adequate access for the two new
parcels.
PROPERTY OWNERS/SITE INFORMATION ..... / //
_ TENTATIVE PARCEL NAP AT 03-0104
..�.`�
..^..."°•°
ZONING �� �-- .�-.w •. mra.�.c rw..
W.
..r.m w ..�.w. /,_ / PARK A `
REFERENCES / / s RESERVATION sm u..u... e...vu
G /1'+'� PORTION OP :+�••RS a \\\` \ e.
LDT IB �\�`\p\ w� mw�"w°rtnm nx�o_mou�
p APN 050-131 -D I6
d
7055 BALBOAW RLDAD \`
_ Parcel
°^9..a,:a / �.�v: 'w 'rmnl'i%%.:�;\�u I'
/ ���//�lll i II IIP I r /rU lliJ1,�1J \ ...,......,....... •.ow.o.
'� / "�\\\\\�\\N\nt+ � �/�/ JM ''%���o: �".iris/i/�I Imo:: ,���•• o«... �,�•.
"M"��/ \���II SI/Ij/ •/��'O^9 `\p!;' >c �� �//iii iiiii'/%/4%/�i ///'r e
.e W... :o:... / I �\i�=�s—��^ '",�.'•a� �� �� i S���%iirr ilii//�/i/i//%'i iiriii� / �k� +O ""°e �:.i �°��dF:::.
OWNER'S STATEMENT �...R •^'a �•°^^'•°
PARCEL A Parcel 3
APN 050-131-028 m
..MKAIER
2555 SAN FERNANDD ROAD
Proposed Tentative Parcel Map
The Fire Marshal has reviewed the subdivision and noted that access for proposed Parcel 3 near the
northern most property line would result in grades of 16% or greater, requiring interior fire sprinklers for any
proposed development. Alternatively, a shared entrance from Balboa Road along the property line
separating proposed Parcels 2 and 3 would result in a driveway for proposed Parcel 3 with a grade of less
than 16%. Shared access would also reduce the number of access points on to this portion of Balboa Road,
where sight distance is hampered by curves in the road. Staff is recommending a condition (Condition 9),
requiring that proposed Parcels 2 and 3 be developed with a shared access from Balboa Road.
The existing improvements on the site will be confined to proposed Parcel 1. The tentative parcel map has
identified adequate building sites for each lot and future development on the new lots can be accommodated
without impacting native trees or the potential wetland area, while adhering to City Of Atascadero buildmg
guidelines. Percolation tests indicate that each lot is suitable for an engineered onsite septic system.
ITEM NUMBER: 4
DATE: 09/02/03
Atascadero Mutual Water Company will provide water to the potential new residences at the time of
development. Future utilities to the new lots will be required to be placed underground.
The subdivision is consistent with the General Plan Rural Estate land use designation and Residential
Suburban zoning regulations with a minimum lot size of 3.186 acres (RS) based on the minimum lot size
criteria.
Public Improvements:
The City Engineer is not requesting public improvements with this parcel map application.
Environmental Review:
The Initial Study concludes that there will be no significant harm to the environment as a result of this
subdivision. A potential wetland area has been identified on proposed Parcel 3, however, conditions of
approval require that this area be placed in an open space easement and noted as a non -buildable area
(Condition 7). A proposed Mitigated Negative Declaration has been prepared for the project and
certification of the Mitigated Negative Declaration is included in draft Planning Commission Resolution 2003-
0072.
CONCLUSIONS:
The subdivision is consistent with the 2002 General Plan and Zoning Ordinance. The parcel configurations
are consistent with the Subdivision Ordinance requirements and the size and shape of the proposed lots are
consistent with the character of the immediate neighborhood. Staff recommends the Planning Commission
approve the tentative parcel map as conditioned.
ALTERNATIVES:
1. The Commission may approve the subdivision subject to additional or revised project conditions. The
Commission's motion to approve needs to include any new or revised project conditions.
2. The Commission may deny the subdivision if it is found to be inconsistent with the General Plan or any of
the other required findings. The Commission's motion to deny must include a finding basis for denial.
3. The Commission may continue the hearing and refer the item back to staff for additional information or
analysis. Direction should be given to staff and the applicant on required information.
PREPARED BY: Kerry Margason, Associate Planner
ATTACHMENTS:
ITEM NUMBER:
DATE: 09/02/03
Attachment 1 -- Location Map (General Plan & Zoning)
Attachment 2 -- Draft Resolution PC 2003-0072
ATTACHMENT 1: Location Map (General Plan / Zoning)
TPM 2003-0041
San Fernando and Balboa Roads
Project Site
ITEM NUMBER: 4
DATE: 09/02/03
San Fernando Road
I I MOM Owe
ITEM NUMBER: 4
DATE: 09/02/03
ATTACHMENT 2: Draft Resolution PC 2003-0072
TPM 2003-0041
San Fernando and Balboa Roads
DRAFT RESOLUTION NO. PC 2003-0072
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO
APPROVING A TENTATIVE PARCEL MAP 2003-0041 TO DIVIDE TWO RESIDENTIAL
LOTS INTO THREE RESIDENTIAL LOTS AT SAN FERNANDO AND BALBOA ROADS
(AUDETTE/SUMMERS)
WHEREAS, Richard Audette and Sandy Summers, 2435 San Fernando Road, Atascadero,
California, 93422 (Owner/Applicant), applied for a Tentative Parcel Map to subdivide two lots totaling
10.88 acres into three parcels of 3.18, 3.18 and 4.508 gross acres each; and,
WHEREAS, the proposed project has a General Plan Designation of Rural Estate (RE) and is in
conformance with the Land Use Element of the General Plan and all other applicable General Plan policies;
and,
WHEREAS, the site is located in the Residential Suburban (RS) zoning district with a minimum lot
size of 3.186 acres, which allows for the proposed use and density when certain findings are made; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003-0031 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
Mitigated Negative Declaration and Tentative Parcel Map application on September 2, 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 Negative Declaration. The Planning Commission of the City of
Atascadero, hereby certifies Mitigated Negative Declaration 2003-0031 based on the following findings:
1. The 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; and
3. The project will not achieve short-term to the disadvantage of long-term environmental goals;
and,
ITEM NUMBER: 4
DATE: 09/02/03
4. The project does not have impacts which are individually limited, but cumulatively
considerable; and,
5. The project will not cause substantial adverse effects on human beings either directly or
indirectly.
SECTION 2. Findings for approval of subdivision. The Planning Commission 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 site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause substantial
environmental damage or substantially and unavoidably injure fish and wildlife or their habitat.
6. The subdivision is consistent with the character of the immediate neighborhood.
7. The design of the subdivision will not conflict with easements acquired by the public at large
for access through, or the tse of property within, the proposed subdivision; or substantially
equivalent alternative easements are provided.
8. The proposed subdivision design and type of improvements proposed will not cause serious
public health problems.
9. The proposed subdivision will be accomplished without detriment to the adjacent properties.
10. The proposed accessway improvements meet the intent of the subdivision ordinance and are
adequate for safe emergency vehicle access.
SECTION 3. Approval. The Planning Commission does hereby approve Tentative Parcel Map
2003-0041 (AT 03-104) to subdivide two parcels totaling 10.88 acres into three parcels or 3.186, 3.186
and 4.508 acres each, subject to the following Conditions and Exhibits:
EXHIBIT A: Mitigated Negative Declaration
EXHIBIT B: Conditions of Approval
ITEM NUMBER:
DATE: 09/02/03
EXHIBIT C: Tentative Parcel Map 2003-0041
On motion by Commissioner
ITEM NUMBER: 4
DATE: 09/02/03
and seconded by Commissioner
the foregoing resolution is hereby adopted in its entirety by the following roll call
vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi, Planning Commission Chairperson
ATTEST:
Warren Frace
Planning Commission Secretary
ITEM NUMBER:
DATE: 09/02/03
EXHIBIT A: Proposed Mitigated Negative Declaration
Draft Resolution PC 2003-0072
TPM 2003-0041
ITEM NUMBER:
DATE: 09/02/03
EXHIBIT B: Conditions of Approval
Draft Resolution PC 2003-0072
TPM 2003-0041
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0041 (AT 03-0104)
GP: Grading Prmt
PS: Planning Services
BP: Building Prmt
BS: Building Services
San Fernando and Balboa Roads
TO: Temporary
FD: Fire Department
Occupancy
PD: Police Department
F0: Final
CE: City Engineer
Occupancy
WW: Wastewater
PI: Public
CA: City Attorney
Improvements
AMWC: Atascadero
Mutual Water Company
Planning Services
Standard Planning Conditions
1. The approval of this application shall become final, subject
PM
PS
to the completion of the conditions of approval, fourteen
(14) days following the Planning Commission approval
unless prior to that 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 Tentative Parcel Map shall be valid for two
PM
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
PM
PS
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 Tentative Parcel Map.
4. The Tentative Parcel Map indicates that the total gross
PM
PS/CE
acreage is 10.52 acres. However, a memo from the
applicant's surveyor, dated August 20, 2003, verifies tha
the total gross acreage is 10.88. This correction shall be
reflected on the final parcel map, prior to recordation.
5. A parcel map drawn in substantial conformance Wth the
PM
PS
approved tentative map, and in compliance with all
conditions set forth herein, shall be submitted for review
and approval in accordance with the Subdivision Map Act
and the City's Subdivision Ordinance.
ITEM NUMBER:
DATE: 09/02/03
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0041 (AT 03-0104)
GP: Grading Prmt
PS: Planning Services
BP: Building Prmt
BS: Building Services
San Fernando and Balboa Roads
TO: Temporary
FD: Fire Department
Occupancy
PD: Police Department
F0: Final
CE: City Engineer
Occupancy
WW: Wastewater
PI: Public
CA: City Attorney
Improvements
AMWC: Atascadero
Mutual Water Company
6. The subdivider shall defend, indemnify, and hold harmless
Ongoing
CA
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.
7. The parcel map shall be subject to additional fees for park
PM
PS
or recreation purposes (QUIMBY Act) as required by City
Ordinance.
Project Specific Conditions
8. In conjunction with recordation of the parcel map, the
PM
PS
applicant shall record an additional map sheet which
identifies the open space easement area as a nonbuildable
area, locates the building envelopes and leach fields and
delineates a shared accessway from Balboa Road as
shown on the conceptual grading and drainage plan and
required by these conditions of approval and reviewed by
Planning Services.
9. All future development on Parcels 2 and 3 shall share one
GP
PS/BS
driveway approach off of Balboa Road to reduce the
number of turn outs on the road and reduce the amount of
grading on steeper slopes.
Engineering
1. The applicant shall overlay the entire street frontage on
PM
CE
Balboa Road. The width of the overlay shall be to the
centerline plus 10 feet.
2.
3. The applicant shall address stormwater detention prior to
grading and drainage approval.
4. In the event that the applicant is allowed to bond for any
public improvements required as a condition of this map,
the applicant shall enter into a Subdivision Improvement
Agreement with the City Council.
5. An engineer's estimate of probable cost shall be submitted
ITEM NUMBER:
DATE: 09/02/03
Conditions of Approval / Mitigation Monitoring
Program
TPM 2003-0041 (AT 03-0104)
San Fernando and Balboa Roads
Timing
PM: Parcel Map
GP: Grading Prmt
BP: Building Prmt
TO: Temporary
Occupancy
F0: Final
Occupancy
PI: Public
Improvements
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water Company
Mitigation
Measure
for review and approval by the City Engineer to determine
the amount of the bond.
6. The Subdivision Improvement Agreement shall record
concurrently with the Final Map.
7. All public improvements shall be constructed in
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or as
directed by the City Engineer.
8. The applicant shall enter into a Plan Check/Inspection
agreement with the City.
9. The applicant shall be responsible for the relocation and/or
alteration of existing utilities.
10. The applicant shall install all new utilities (water, gas,
electric, cable TV and telephone) underground. Utilities
shall be extended to the property line frontage of each lot
or its public utility easement.
11. The applicant shall monument all property corners for
construction control and shall promptly replace them if
disturbed.
12. A preliminary subdivision guarantee shall be submitted for
review in conjunction with the processing of the parcel
map.
13. All existing and proposed utility, pipeline, open space, 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.
14. Prior to recording the parcel map, the applicant shall pay
all outstanding plan check/inspection fees.
ITEM NUMBER:
DATE: 09/02/03
Conditions of Approval / Mitigation Monitoring
Program
TPM 2003-0041 (AT 03-0104)
San Fernando and Balboa Roads
Timing
PM: Parcel Map
GP: Grading Prmt
BP: Building Prmt
TO: Temporary
Occupancy
F0: Final
Occupancy
PI: Public
Improvements
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water Company
Mitigation
Measure
15. Prior to the final inspection of any public 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.
16. Prior to recording the parcel map, the applicant's surveyor
shall 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.
17. Prior to recording the parcel map, the applicant shall
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.
18. Prior to recording the parcel map, the applicant shall 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.
19. Upon recording the final map, the applicant shall provide
the City with a black line clear Mylar (0.4 mil) copy and a
blue line print of the recorded map.
Building /Fire Marshal:
GP
FD/PS/BS
Interior fire sprinklers will be required whenever the grade of
ITEM NUMBER:
DATE: 09/02/03
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0041 (AT 03-0104)
GP: Grading Prmt
PS: Planning Services
BP: Building Prmt
BS: Building Services
San Fernando and Balboa Roads
TO: Temporary
FD: Fire Department
Occupancy
PD: Police Department
F0: Final
CE: City Engineer
Occupancy
WW: Wastewater
PI: Public
CA: City Attorney
Improvements
AMWC: Atascadero
Mutual Water Company
accessways exceeds 16%.
Water Company:
PM
AMWC
1. Prior to recordation of the Final Map, the applicant shall
submit plans for review and approval by AMWC for all
existing and proposed water distribution facilities that
provide water service to the proposed Subdivision. The
plans shall show all facilities required for fire protection.
The plans shall show all cross -connection devices required
to isolate the fire protection and landscape irrigation
systems from the domestic water system.
2. Prior to the issuance of building permits, the applicant
shall obtain a "Will Serve" letter from the Atascadero
Mutual Water Company for the newly created Lots.
3. Prior to the start of construction, the applicant shall pay all
installation and connection fees required by the
Atascadero Mutual Water Company.
4. All water distribution facilities shall be constructed in
conformance with Atascadero Mutual Water Company
standards, policies and approved procedures. All cross -
connection devices shall be constructed in conformance
with AWWA and Department of Health Services standards.
5. Proposed Parcel's 2 & 3 will require separate water meters
to be located on Balboa Rd. frontage.
MITIGATION MEASURES
Mitigation Measure 3.b.1: The project is conditioned to
BS
BS/PS
3.b.1
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
ITEM NUMBER:
DATE: 09/02/03
Conditions of Approval / Mitigation Monitoring
Program
TPM 2003-0041 (AT 03-0104)
San Fernando and Balboa Roads
Timing
PM: Parcel Map
GP: Grading Prmt
BP: Building Prmt
TO: Temporary
Occupancy
F0: Final
Occupancy
PI: Public
Improvements
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water Company
Mitigation
Measure
• Maintain all construction equipment in proper tune
according to manufacturer's specifications.
• Fuel all off-road and portable diesel powered equipment,
including but not limited to bulldozers, graders, cranes,
loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non -taxed version suitable for
use off-road).
• Maximize to the extent feasible, the use of diesel
construction equipment meeting the ARB's 1996 or newer
certification standard for off-road heavy-duty diesel
engines.
• Install diesel oxidation catalysts (DOC), catalyzed diesels
particulate filters (CDPF) or other District approved
emission reduction retrofit services (Required for projects
grading more than 4.0 acres of continuously worked
area).
Section 6.4: Activity Management Techniques
• Develop a comprehensive construction activity
management plan designed to minimize the amount of
large construction equipment operating during any given
time period.
• Schedule of construction truck trips during non -peak
hours to reduce peak hour emissions.
• Limit the length of the construction workday period, if
necessary.
• Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,
demolition and building plan notes:
A Reduce the amount of the disturbed area where
possible.
B. Use of water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the
site. Increased watering frequency would be required
whenever wind speeds exceed 15 mph. Reclaimed
(non -potable) water should be used whenever
possible.
C. All dirt stockpile areas should be sprayed daily as
ITEM NUMBER:
DATE: 09/02/03
Conditions of Approval / Mitigation Monitoring
Program
TPM 2003-0041 (AT 03-0104)
San Fernando and Balboa Roads
Timing
PM: Parcel Map
GP: Grading Prmt
BP: Building Prmt
TO: Temporary
Occupancy
F0: Final
Occupancy
PI: Public
Improvements
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water Company
Mitigation
Measure
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 revegatation
should be stabilized using approved chemical soil
binder, jute netting, or other methods approved in
advance by the APCD.
G. All roadways, driveways, sidewalks, etc, to be paved
should be complete as soon as possible. In
addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders
are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt, sand, soil, or other loose
materials are to be covered or should maintain at
least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance
with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or was off trucks and
equipment leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used
where feasible.
L. The contractor or builder shall designate a person or
persons to monitor the dust control program and to
order increased watering, as necessary, to prevent
transport of dust off site. The name and telephone
number of such persons shall be provided to the
APCD prior to land use clearance for map recordation
and land use clearance for finish grading of any
structure.
ITEM NUMBER:
DATE: 09/02/03
ITEM NUMBER:
DATE: 09/02/03
EXHIBIT C: Tentative Parcel Map
Draft Resolution PC 2003-0072
TPM 2003-0041
PROPERTY OWNERS/SITE INFORMATION_ / /
M\�
rx carr-eee . es � -�� J �-
TENTATIVE PARCEL MAP AT 03-0104
G21PHH: 9CIJL
a ,ru
ZONING
/w „M
—7
Han. as
PARK A
\ �\ w
REFERENCES
yQ RESERVATION
- ws.avmo
l /
\\ \ rrrrua r. neo .w m rs
vier � xdn
r l
°A
d
/ :• �: PORTION OF
as LOT
a.( AIN 050-131-016
SROSWALD
785SEaALSOA\\\`\
ROAD \ —
y�A� yQ\\\�\
\\\\
n oxmvrwr'.x sm..�A—s"sra aws
ICY rr
Z.
111161
mwsnerrNPursrmiu
e+aror[ .,YW//
-xr�Ad�//�//�i/�/��Ja.�°� /04/%��� —
\ \ �\\ 1 ,r / / // /'%// ////r( IIII Il ..ra.,✓x ww•
_ __--=;C—_ \`\�\\�\\u\\�\
\ //7/
Udni O
m�
i,7,1 r
r arm.
OWNER'S STATEAUNT amrm "•'"'"m"OMm'X°
PARCEL A
APN 050-131-029s'"s
SABINA KATZER
2555 SAN FERNANDO ROAD
Parcel 3 s,ro
rnxsw ro rxs m w ar nvxume TM1N CITIES SURV6YINC INC.
t mrw swz. / .a [mm
w
rori«rw—G1OMd r.,�.r.-
anxro. 'sa
ITEM NUMBER:
DATE: 9-2-03
Planning Commission Staff Report
Public Hearing
Zone Change 2003-0061 / Conditional Use Permit 2003-0110
Tentative Parcel Map 2003-0047 (Tract 2446),
2955 Chico Road
(Midland Pacific / Wilson Land Surveys)
SUBJECT:
The proposed project is a request for a zone change (ZCH), conditional use permit (CUP) and
tentative parcel map (TPM). The zone change would establish a Planned Development No. 14
overlay on the site, subject to a master plan of development (CUP) that would encompass 2 single-
family residences and an open space area on the three lots proposed by the tentative parcel map
(TPM). Full urban services are available and the project would be subject to architectural and
landscape design standards. The project site is a slight to moderately sloping lot currently developed
with an industrial building and various accessory structures. The existing structures will be
removed/demolished.
RECOMMENDATION:
Staff Recommends:
Planning Commission adopt Resolution No. PC 2003-0079, recommending that the City Council
introduce an ordinance for first reading to approve Zone Change 2003-0061; and,
2. Planning Commission adopt Resolution No. PC 2003-0080 recommending that the City Council
approve Conditional Use Permit 2003-0110 for the Master Plan of Development subject to findings
and conditions of approval; and,
3. Planning Commission adopt Resolution No. PC 2003-0081 recommending that the City Council
approve Tentative Parcel Map 2003-0047, subject to findings and conditions of approval.
ITEM NUMBER: 5
DATE: 9-2-03
SITUATION AND FACTS:
1. Applicant: Midland Pacific Building Corporation, 6955 El Camino Real,
Atascadero, California 93422 Phone: 805/466-5100
2. Property Owner: Leroy Davis
6800 Graves Creek Road
Atascadero, California 93422
3. Representative: Ken Wilson, Wilson Land Survey, 7600 Morro Road,
Atascadero, California 93422 Phone: 805/466-2445
4. Project Address: 2955 Chico Road, Atascadero, CA 93422
APN 049-022-009
5. General Plan Designation: SFR -Y (Single Family Residential, 1 acre minimum)
6. Zoning District: RSF - Y (Residential Single Family, 1 unit per acre)
7. Site Area: 2.68 acres (gross)
8. Existing Use: Developed with industrial/commercial service structures
9. Environmental Status: Proposed project is consistent with the Environmental Impact
Report prepared for "The Lakes" development, dated
September 1998 and the Environmental Impact Report
prepared for the General Plan Update, dated June, 2002
Site description: The site is located on the northeast corner of Chico Road and Union Pacific Railroad
and is bisected by Paseo Del Lago, which extends east through the existing parcel and provides the
entrance to the Lakes subdivision. Topography is relatively flat with a steep slope along the northern
boundary of the lot. Currently, there are a few industrial/commercial service type buildings on the
northern portion of the lot, which will need to be removed prior to recordation of the parcel map.
ITEM NUMBER:
DATE: 9-2-03
Project Site
Lakes
Subdivision
i
Easement Area T�
Paseo Del Laan j
Chico
Traffic Way
There is an existing easement over the southern portion of the project site that provides for ingress,
egress, and public utilities to the Lakes subdivision. This area has been developed with a roadway
(Paseo Del Lago) and landscaping to create an "entrance" to the Lakes subdivision. The site is
surrounded by single-family residential uses.
DISCUSSION:
The proposed density is consistent with the general plan and zoning regulations. The General
Plan designation is SFR Y (Single Family Residence, one acre minimum) and zoning is RSF-Y
(Residential Single Family, one acre minimum). The project proposes two residential lots of .55 and .64
acres and one open space lot of 1.49 acres. Overall density is 1.34 acres per dwelling unit, which is
consistent with PD 14's one unit/acre average density requirement.
ITEM NUMBER: 5
DATE: 9-2-03
Analysis ofPlanninz Issues
1. Project Summary / PD -14 Consistency
The proposed project will result in the development of two new single-family units on individual lots in
accordance with the requirements of the PD -14 overlay district. The units will reflect the characteristics
of the Lakes subdivision. The third parcel will remain as an open space parcel with landscaping and the
existing access to the Lakes subdivision.
PD 14 allows for the following:
a. Maximum density shall not exceed one dwelling unit for each acre of land although
individual lots may be smaller provided that the overall project density conforms to the
specified maximum density.
b. Individual lot sizes shall be established in conjunction with a tentative map and shall not
be required to comply with minimum lot size criteria for the Residential Single Family
zone (RSF-1) (1 acre minimum with sewer, 1.5 acre minimum without) provided that
the overall density conforms to the specified maximum density.
C. Design of the subdivision and construction of the project shall incorporate mitigation
measures set forth in the Final Environmental Impact Report (EIR) prepared by Firma in
September 1998.
d. A tentative map showing the proposed division of land for the entire site shall be
submitted and approved prior to any site development. The tentative map may propose
a phasing plan for improvements and future land divisions.
e. Individual lots created by the final map approved for the entire site shall not be
permitted to be reduced in size by subsequent land division.
The proposed project is consistent with the density limitations of PD 14 in that the site is 2.84 acres
gross and 2 single family lots are being proposed. The lots would be smaller than the 1 -acre minimum,
but the density would not be exceeded. The individual lot sizes will be established in conjunction with a
tentative parcel map (TPM 2003-0047).
The project has been conditioned to incorporate mitigation measures from the Firma EIR, completed in
September 1998 and prepared for the Lakes Subdivision project. The EIR incorporated this project
site in the environmental analysis. Project conditions also incorporate mitigation measures from the
General Plan EIR, completed in June, 2002.
The applicant has chosen two stock models (Plans 2537 and 2744) from those constructed within the
Lakes subdivision as shown below.
ITEM NUMBER:
DATE: 9-2-03
2537 4/C Plan
ITEM NUMBER: 5
DATE: 9-2-03
2744 5/C Plan
The floor plans of these models are approximately 2,500 square -feet of living area with garages of
approximately 600 square feet. The Master Plan of Development will cover 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. As conditioned, changes to the
Master Plan of Development can be made by the Planning Commission in the future without Council
action.
Proposed Project Summary
Lot 2
Lot 1
Lot Area
27,442 sf
Building Footprint (so
3,500 sf
Landscaped Area
3,000 sf
Covered Parking
3 spaces
Lot 2
Lot 3
27,878 sf
68,389 sf
3,500 sf
Open Space
4,500 sf
Open Space
3 spaces
None
2. Design and Appearance
The Master Plan of Development will control site design and appearance issues including landscaping
and architecture. The project has been designed with two different single story floor plans that
incorporate varying architectural materials, colors, and features. All trash storage and air conditioning
condenser units will be screened from view. There are no existing native trees on the proposed
residential lots and those on the proposed open space lot will be protected.
ITEM NUMBER: 5
DATE: 9-2-03
co 9
n An
� � a
ITEM NUMBER:
DATE: 9-2-03
The open space lot has been landscaped in accordance with a landscaping plan approved in conjunction
with the Lakes subdivision. All landscape maintenance, including the installation and care of one 5 -
gallon live oak on the individual lots will be the responsibility of the property owner. Maintenance of the
open space lot will be the responsibility of the Lakes Homeowner's Association as stated in the
Conditions, Covenants and Restrictions (CC&Rs) recorded with the final tract map for that project.
3. Project Benefits
One of the required findings for the approval of a planned development rezone is that the project must
"offer certain redeeming features to compensate for the requested modification." This project will result
in a 1.49 -acre open space lot. This project provides an access way to the Lakes subdivision, along
with a pedestrian path to Chico Road and retains and protects native trees on the open space lot.
4. Parcel Map
A three -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 and off-site improvements.
ITEM NUMBER: 5
DATE: 9-2-03
ITEM NUMBER: 5
DATE: 9-2-03
The applicant has agreed to record CC&Rs for the residential parcels that will incorporate many of the
requirements of the Lakes CC&Rs but will not require the two residential lots to be responsible for
amenities they will not benefit from (see letter dated July 29, 2003 from Midland Pacific attached as
Attachment 2).
Environmental Review:
The project was originally evaluated in the FIRMA EIR prepared for the Lakes Subdivision in
September of 1998. In addition, analysis of the residential density was completed with the General Plan
Update EIR in June of 2002. Sections 15183 and 15153 of the California Environmental Quality Act
state that further environmental review is unnecessary. Mitigation measures from these two documents
have been incorporated into the conditions of approval for this project
CONCLUSIONS:
• The project density is in conformance with the General Plan; and
• The subdivision is consistent with the Subdivision Ordinance; and
• The project meets the Planned Development #14 standards contained in the City's Zoning
Ordinance.
ALTERNATIVES:
1. The Commission may recommend the City Council approve the project subject to additional or
revised project conditions. The Commission's motion to approve needs to include any new or
revised project conditions.
2. The Commission nny recommend denial of the project. The parcel would retain its designation of
Residential Single Family, one acre minimum.
3. The Commission may continue the hearing and refer the item back to staff for additional information
or analysis. Direction should be given to staff and the applicant on required information.
ITEM NUMBER:
DATE: 9-2-03
PREPARED BY: Kerry Margason, Associate Planner
ATTACHMENTS:
Attachment 1 --
Location Map (General Plan & Zoning)
Attachment 2 --
Letter dated July 29, 2003 from Midland Pacific
Attachment 3 --
Draft Resolution PC 2003-0080
Attachment 4 --
Draft Resolution PC 2003-0081
Attachment 5 --
Draft Resolution PC 2003-0079
ITEM NUMBER:
DATE: 9-2-03
ATTACHMENT 1: Location Map (General Plan / Zoning)
Zoning: RSF-Y (Residential Single Family, one acre minimum)
General Plan: SFR -Y (Single Family Residential, one acre minimum)
I Paseo Del Laan I
Z'� I
t
[Traffic Way
ATTACHMENT 2: Midland Pacific Building Corporation Letter, dated July 29, 2003
Planning Commission Resolution 2003-0079
September 2, 2003
Page 1 of 4
ATTACHMENT 3:
DRAFT
RESOLUTION NO. PC 2003-0079
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO RECOMMENDING THAT THE CITY COUNCIL APPROVE
ZONE CHANGE 2003-0061 THEREBY AMENDING THE ZONING MAP DISTRICT
OF APN 049-022-009 FROM RSF-Y (RESIDENTIAL SINGLE FAMILY, ONE ACRE
MINIMUM) TO RSF-Y / PD -14 (RESIDENTIAL SINGLE FAMILY WITH A PD -14
OVERLAY DISTRICT) SUBJECT TO A MASTER PLAN OF DEVELOPMENT.
(2955 Chico Road / APN 049-022-009 / Midland Pacific Corporation)
WHEREAS, an application has been received from Midland Pacific Corporation, 6955 El
Camino Real, Atascadero, California 93422, (Applicant), and LeRoy Davis, 6800 Graves Creek
Road, Atascadero, California 93422 (Property Owner) to consider a project consisting of a zone
change from RSF-Y (Residential Single Family, one acre minimum) to RSF-Y / PD -14 (Residential
Single Family with Planned Development Overlay #14) with the adoption of a Master Plan of
Development, and a three -lot residential parcel map, on a 2.68 acre lot located at 2955 Chico
Road (APN 049-022-009); and, /
WHEREAS, the site's General Plan Designation is SFR Y (Single Family Residential, one
acre minimum); and,
WHEREAS, the site's current zoning district is RSF-Y (Residential Single Family; one acre
minimum); and,
WHEREAS, the Planning Commission has determined that it is in the best interest of the
City to enact this amendment to the Zoning Map to protect the health, safety and welfare of its
citizens by applying orderly development 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 amendment; and,
Planning Commission Resolution 2003-0079
September 2, 2003
Page 1 of 4
WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held
on September 2, 2003, studied and considered Zone Change 2003-0061, and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Approval of a Zone Change Creating a PD -14 Planned
Development Overlay District. The Planning Commission finds as follows:
1. Modification of development standards or processing requirements is warranted to
promote orderly and harmonious development.
2. Modification of development standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a beneficial
effect on the area.
3. Benefits derived from the overlay zone cannot be reasonably achieved through existing
development standards or processing requirements.
4. Proposed plans offer certain redeeming features to compensate for the requested
modification.
SECTION 2. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on September 2, 2003 resolved to recommend that the
City Council introduce for fust reading an ordinance that would rezone the subject site consistent
with the following:
1. Exhibit A: Zone Change Map
Planning Commission Resolution 2003-0079
September 2, 2003
Page 1 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.
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: none (_ )
ADOPTED: September 2, 2003
CITY OF ATASCADERO, CA
Roberta Fonzi, Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0079
September 2, 2003
Page 1 of 4
Exhibit A: Zone Change Map
ZCH 2003-0061
Existing Zoning: RSF-Y
Proposed Zoning: RSF-Y(PD14)
2955 Chico Road
APN 049-022-009
ATTACHMENT 4:
DRAFT
RESOLUTION NO. PC 2003-0080
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO RECOMMENDING THAT THE CITY COUNCIL APPROVE
CONDITIONAL USE PERMIT 2003-0110, A MASTER PLAN OF DEVELOPMENT
FOR THE PD -14 OVERLAY ZONING DISTRICT ON APN 049-022-009
(2655 Chico Road / APN 049-022-009 / Midland Pacific Building Corporation)
WHEREAS, an application has been received from Midland Pacific Building Corporation,
6955 El Camino Real, Atascadero, California 93422, (Applicant), and LeRoy Davis, 6800 Graves
Creek Road, Atascadero, California 93422, (Property Owner) to consider a project consisting of
a zone change from RSF-Y (Residential Single Family, one acre minimum) to RSF-Y / PD -14
(Residential Single Family with Planned Development Overlay #14) with the adoption of a Master
Plan of Development, and a three -lot residential tract map, on a 2.68 acre lot located at 2955
Chico Road (APN 049-022-009); and,
WHEREAS, the site's General Plan Designation is SFR Y (Single Family Residential, one
acre minimum); and,
WHEREAS, the site's current zoning district is RSF-Y (Residential Single Family, one acre
minimum); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to include
a PD -14 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 Public Hearing held
on September 2, 2003, studied and considered the Master Plan of Development for Zone Change
2003-0061; and,
NOW, THEREFORE, the Planning Commission takes the following actions:
Planning Commission Resolution 2003-0081
September 2, 2003
Page 2 of 12
SECTION 1. Findings for Recommendation of 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,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the PD -14 Ordinance; and,
The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
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 September 2, 2003, resolved to recommend that the
City Council approve Conditional use Permit 2003-0110, A Master Plan of Development for Zone
Change 2003-0061 subject to the following:
EXHIBIT A: CONDITIONS OF APPROVAL
2. EXHIBIT B: MASTER PLAN OF DEVELOPMENT & CONCEPTUAL
LANDSCAPING PLAN
3. EXHIBIT C: ELEVATIONS
Planning Commission Resolution 2003-0081
September 2, 2003
Page 3 of 12
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: September 2, 2003
CITY OF ATASCADERO, CALIFORNIA
Roberta Fonzi, Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0081
September 2, 2003
Page 4 of 12
EXHIBIT A: Conditions of Approval
CUP 2003-0110: PD -14 Master Plan of Development
Conditions of Approval
Timing
Responsibility
Mitigation
CUP 2003-0110
/Monitoring
Measure
PD -14 Overlay 2955 Chico Road
BL: Business License
PS: Planning Services
GP: Grading Permit
BS: Building Services
BP: Building Permit
FD: Fire Department
FI: Final Inspection
PD: Police Department
TO: Temporary Occupancy
CE: City Engineer
F0: Final Occupancy
WW: Wastewater
CA: City Attorney
Planning Services
1. The approval of this use permit shall become final and
PS
effective following the end of the referendum period for
Zone Change 2003-0061 and providing an appeal of the
project is not filed within 14 days of the City Councils
approval of this CUP 2003-0110.
2. Approval of this Master Plan of Development shall be
BP
PS
valid concurrently with the life of Tentative Parcel Map
2003-0047 (AT20-391) 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 within 2 years.
3. The Community Development Department shall have the
BP/FM
PS
authority to approve minor changes to the project that (1)
increase the intensity of the project by less than 10%, (2)
result in a superior site design or appearance, and/or (3)
address a construction design issue that is not
substantive to the 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.
4. All subsequent Tentative Parcel Maps and construction
BP / FM
PS
permits shall be consistent with the Master Plan of
Development contained herein.
5. All exterior elevations, finish materials and colors shall
BP
PS
be consistent with the Master Plan of Development as
shown in Exhibit C attached hereto.
6. All site work shall be consistent with the Master Plan of
BP/FM
PS
Development as shown in EXHIBIT B, however, an
additional landscaping plan shall be submitted for
Planning Commission Resolution 2003-0081
September 2, 2003
Page 5 of 12
Conditions of Approval
Timing
Responsibility
Mitigation
CUP 2003-0110
/Monitoring
Measure
PD -14 Overlay 2955 Chico Road
BL: Business License
PS: Planning Services
GP: Grading Permit
BS: Building Services
BP: Building Permit
FD: Fire Department
FI: Final Inspection
PD: Police Department
TO: Temporary Occupancy
CE: City Engineer
FO: Final Occupancy
WW: Wastewater
CA: City Attorney
review in accordance with condition No.7 below.
7. A final landscape and irrigation plan, including the front
BP
PS
yards of the residential lots, shall be approved prior to
the issuance of building permits and included as part of
the site improvement plan. All exterior meters, air
conditioning units and mechanical equipment shall be
screened with landscape material.
8. A five -gallon native oak tree shall be planted on Lots 1
FO
PS
and 2 prior to issuance of occupancy.
Planning Commission Conditions
9. Decorative boulders shall be integrated into the
BP
PS
landscaping along the driveway edges to discourage
parking along the driveways or the driveway easement
area over the open space lot can be combined into one
access through the easement area and dividing at the
property boundaries for parcels 1 and 2.
10. All construction activities onsite shall be in conformance
BP
PS
with the mitigation measures contained in the Final EIR
prepared by FIRMA and dated September 1998 as
follows:
Exhaust Emissions: Best Available Control
Technology for emissions from construction
equipment (CBACT) shall be applied to mobile
equipment used extensively during the site
preparation phase. (Examples might include
scrapers, bulldozers, backhoes, and/or front end
loaders.
Fugitive Dust Emissions: The following dust control
measures shall be implemented:
• Reduce the amount of the disturbed area where
possible.
• 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
Planning Commission Resolution 2003-0081
September 2, 2003
Page 6 of 12
Conditions of Approval
CUP 2003-0110
PD -14 Overlay 2955 Chico Road
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
whenever possible.
• All dirt stockpile areas should be sprayed daily as
needed.
• Permanent dust control measures identified in the
approved project revegetation and landscape plans
shall be implemented as soon as possible
following completion of any soil disturbing activities.
• Exposed ground areas that are planned to be
reworked at dates greater than one month after
initial grading shall be sown with a fast -germinating
native grass seed and watered until vegetation is
established.
• All disturbed soil areas not subject to revegetation
shall be stabilized using approved chemical soil
binder, jute netting, or other methods approved in
advance by the APCD.
• All roadways, driveways, sidewalks, etc, to be paved
shall be completed as soon as possible. In
addition, building pads should be laid as soon as
possible after grading unless seeding or soil
binders are used.
• Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
• All trucks hauling dirt, sand, soil, or other loose
materials are to be covered or shall maintain at least
two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance
with CVC Section 23114.
• Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment leaving the site.
• 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.
Planning Commission Resolution 2003-0081
September 2, 2003
Page 7 of 12
Conditions of Approval
Timing
Responsibility
Mitigation
CUP 2003-0110
/Monitoring
Measure
PD -14 Overlay 2955 Chico Road
BL: Business License
PS: Planning Services
GP: Grading Permit
BS: Building Services
BP: Building Permit
FD: Fire Department
FI: Final Inspection
PD: Police Department
TO: Temporary Occupancy
CE: City Engineer
FO: Final Occupancy
WW: Wastewater
CA: City Attorney
11. An individualized reflectorized address sign shall be
BP
PS
placed on the right hand side of each residence.
12. Exterior fencing shall be consistent with fencing
BP
PS
materials used within the Lakes subdivision.
13. Open spaces and front yards shall be landscaped with
FO
PS
drought tolerant materials and shall include the planting
of native trees, as defined in the City's Native Tree
Ordinance.
14. This Conditional Use Permit 2003-0110 is also subject
Ongoing
PS
to the conditions of approval for Tentative Parcel Map
2003-0047 (AT 02-0391).
- end of conditions -
Planning Commission Resolution 2003-0081
September 2, 2003
Page 8 of 12
EXHIBIT B: Site Plan
CUP 2003-0110: PD -14 Master Plan of Development and Conceptual Landscaping Plan
UNION PAanC NMUMD
J L
Planning Commission Resolution 2003-0081
September 2, 2003
Page 9 of 12
EXHIBIT C Elevations
CUP 2003-0110: PD -14 Master Plan of Development
2537 4/C Plan
2744 5/C Plan
Planning Commission Resolution 2003-0081
September 2, 2003
Page 10 of 12
ATTACHMENT 5:
DRAFT
RESOLUTION NO. PC 2003-0081
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO RECOMMENDING THAT THE CITY COUNCIL APPROVE
TENTATIVE PARCEL MAP 2003-0047 (AT 02-0391) THEREBY
ALLOWING A THREE LOT SUBDIVISION OF APN 049-022-009
CONSISTENT WITH THE PD -14 MASTER PLAN
OF DEVELOPMENT (CUP 2003-0110)
(2955 Chico Road / APN 049-022-009 / Midland Pacific Building Corporation)
WHEREAS, an application has been received from Midland Pacific Building
Corporation, 6955 El Camino Real, Atascadero, California 93422, (Applicant), and LeRoy Davis,
6800 Graves Creek Road, Atascadero, California 93422, (Property Owner) to consider a project
consisting of a zone change from RSF-Y (Residential Single Family, one acre minimum) to RSF-Y /
PD -14 (Residential Single Family with Planned Development Overlay #14) with the adoption of a
Master Plan of Development, and a three -lot residential tract map, TPM 2003-0047 (AT 02-0391)
on a 2.68 acre lot located at 2955 Chico Road (APN 049-022-009); and,
WHEREAS, the site's General Plan Designation is SFR Y (Single Family Residential, one
acre minimum); and,
WHEREAS, the site's current zoning district is RSF-Y (Residential Single Family, one acre
minimum); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD -
14 overlay with a Master Plan of Development allowing a three 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,
Planning Commission Resolution 2003-0081
September 2, 2003
Page 11 of 12
WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held
on September 2, 2003, studied and considered Tentative Parcel Map 2003-0047 (AT 02-0391),
and,
NOW, THEREFORE, the Planning Commission takes the following actions:
Section 1. Findings of Approval for Tentative Tract 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 Planned Development
Overlay District #14 Master Plan of Development (CUP 2003-0110).
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 proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
Section 2. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on September 2, 2003 resolved to recommend that the
City Council approve the Tentative Parcel Map (TPM 2003-0047) subject to the following:
Exhibit A: Tentative Parcel Map 2003-0047
2. Exhibit B: Conditions of Approval
Planning Commission Resolution 2003-0081
September 2, 2003
Page 12 of 12
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: September 2, 2003
CITY OF ATASCADERO, CALIFORNIA
Roberta Fonzi, Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0081
September 2, 2003
Page 13 of 12
Exhibit A: Tentative Parcel Map
TPM 2003-0047 (AT 02-0391)
UNM PALM RMJWD
mee a sees a o z
Planning Commission Resolution 2003-0081
September 2, 2003
Page 14 of 12
EXHIBIT B: Conditions of Approval
TPM 2003-0047
Conditions of Approval
Timing
Responsibility
Mitigation
2955 Chico Road
/Monitoring
Measure
Tentative Parcel Map 2003-0047
PM: Parcel Map
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
TO: Temporary Occupancy
FD: Fire Department
F0: Final Occupancy
PD: Police Department
Pl: Public Improvements
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
Planning Services
1. The approval of this tentative parcel map shall become
PM
PS
final and effective following the end of the referendum
period for Zone Change 2003-0061, subject to
completion of the conditions of approval and providing an
appeal of the project is not filed within 14 days of the City
Council's approval of this tentative parcel map.
2. Approval of this Tentative Parcel Map shall be valid for
PM
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 the
PM
PS
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 Tentative Parcel Map.
4. The Parcel Map shall be subject to additional fees for
PM
PS
park or recreation purposes (QUIMBY Act) as required by
City Ordinance.
5. The applicant shall record CC&R's for the subdivision
FM
subject to the review and approval of the City Engineer,
City Attorney and Planning Department. 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.
6. The granting of this entitlement shall apply to the property
On going
PS
located at 2955 Chico Road (APN 049-022-009)
Planning Commission Resolution 2003-0081
September 2, 2003
Page 15 of 12
Conditions of Approval
Timing
Responsibility
Mitigation
2955 Chico Road
/Monitoring
Measure
Tentative Parcel Map 2003-0047
PM: Parcel Map
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
TO: Temporary Occupancy
FD: Fire Department
F0: Final Occupancy
PD: Police Department
PI: Public Improvements
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
regardless of owner.
7. The subdivider shall defend, indemnify, and hold
Ongoing
CA
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,
concerning the subdivision
8. A parcel map drawn in substantial conformance with the
PM
PS
approved tentative map, and in compliance with all
conditions set forth herein, shall be submitted for review
and approval in accordance with the Subdivision Map Act
and the City's Subdivision Ordinance.
9. The final map shall be in conformance with the
PM
PS
conditions of Planned Development Overlay Zone No. 14
and the conditions of approval for the Master Plan of
Development CUP 2003-0110.,
Engineering Conditions:
PROJECT SPECIFIC CONDITIONS
10. The developer shall reserve ingress and egress
GP
CE
easements across Parcel 3 for the benefit of Parcels 1
and 2.
11. Water supply mains and fire hydrants shall be designed,
GP
CE
installed and tested and approved by the Water
Company an the Fire Department.
12. Zone Change 2003-0061 and Conditional Use Permit
GP
PS
2003-0110 shall be approved and effective prior to
recordation of the final map.
13. This tentative parcel map approval shall expire in two (2)
GP
CE
years from the date of final approval unless an extension
of time is granted pursuant to a written request received
prior to the expiration date of the map.
Planning Commission Resolution 2003-0081
September 2, 2003
Page 16 of 12
Conditions of Approval
Timing
Responsibility
Mitigation
2955 Chico Road
/Monitoring
Measure
Tentative Parcel Map 2003-0047
PM: Parcel Map
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
TO: Temporary Occupancy
FD: Fire Department
F0: Final Occupancy
PD: Police Department
PI: Public Improvements
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
14. In accordance with the Conditions of Approval for Tract
GP
CE
2271, the Lakes Subdivision, the at -grade railroad
crossing on Chico Road shall be improved to conform to
the improvement of Chico Road to City Standard Drawing
No. 403 (Rural Collector) or as directed by the City
Engineer. The railroad crossing improvements shall be
reviewed and approved by the Public Utilities
Commission (PUC) and Union Pacific Railroad (UPRR).
The applicant shall submit evidence that the PUC and
UPRR have reviewed and approved the improvements to
the existing at -grade railroad crossing.
15. The applicant shall acquire title or interest in any offsite
GP
CE
land that may be required to allow access to the
subdivision and construction of the offsite improvements
required by these conditions of approval. The applicant
shall bear all costs associated with the acquisitions.
The applicant shall gain concurrence from all adjacent
property owners whose ingress or egress is affected by
construction of the improvements required by these
conditions of approval.
16. The applicant shall limit sotrm water discharge from the
developed site to the design capacity of the downstream
drainage improvements. The applicant shall
demonstrate that the design capacity of the downstream
drainage improvements, or natural watercourses, can
adequately convey the total flow of storm water from the
fully developed watershed plus the developed project
site without adversely affecting other properties.
Public Improvements:
17. All public improvements, drainage improvements, onsite
GP
CE
road improvements and sewer improvements shall be
constructed in conformance with the City of Atascadero
Engineering Department Standard Specifications and
Drawings or as directed by the City Engineer.
18. In accordance with the conditions of approval for the
FO
CE
Lakes Subdivision, Chico Road shall be fully improved
from the subdivision's northerly access to Traffic Way in
conformance with City Standard Drawing No. 403 (Rural
Planning Commission Resolution 2003-0081
September 2, 2003
Page 17 of 12
Conditions of Approval
Timing
Responsibility
Mitigation
2955 Chico Road
/Monitoring
Measure
Tentative Parcel Map 2003-0047
PM: Parcel Map
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
TO: Temporary Occupancy
FD: Fire Department
F0: Final Occupancy
PD: Police Department
PI: Public Improvements
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
Collector), or as directed by the City Engineer.
19. In accordance with the conditions of approval for the
FO
CE
Lakes Subdivision, a streetlight shall be installed at the
intersection of the project's access with Chico Road.
20. The applicant shall submit road improvement plans
GP
CE
prepared by a registered civil engineer for review and
approval by the City Engineer prior to recordation of the
final map. Road improvement plans shall conform to the
requirements of the city Standard Specifications, Section
2 — Preparation of Plans. R -value testing shall be done,
and the pavement section designed by a registered civil
engineer to the satisfaction of the City Engineer. In
accordance with the conditions of approval for the Lakes
Subdivision, offsite improvements shall be required
reflecting approval of a sngle point of access at the
northerly end of the subdivision.
21. All public improvements or improvements in the public
GP
CE
right-of-way shall be secured with a 100% performance
guarantee and a 50% labor and materials guarantee
until the improvements are accepted as substantially
complete by the City Engineer. Prior to the final
inspection of the improvements, and before the other
guarantees mentioned in this condition are released, a
10% maintenance guarantee shall be posted to cover
the improvements for a period of 1 year from the date of
the final inspection. The guarantee amounts shall be
based on an engineer's estimate submitted by the
project engineer and approved by the City Engineer. The
estimate shall be based on City standard unit prices.
The guarantees posted for this project shall be approved
by the City Attorney.
STANDARD CONDITIONS
22. All public improvements shall be constructed in
FM
CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or as
directed by the City Engineer.
23. In the event that the applicant is allowed to bond for the
Planning Commission Resolution 2003-0081
September 2, 2003
Page 18 of 12
Conditions of Approval
2955 Chico Road
Tentative Parcel Map 2003-0047
Timing
PM: Parcel Map
GP: Grading Permit
BP: Building Permit
TO: Temporary Occupancy
F0: Final Occupancy
PI: Public Improvements
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
Mitigation
Measure
public improvements required as a condition of this map,
the applicant shall enter into a Subdivision Improvement
Agreement with the City Council.
24. An engineer's estimate of probable cost shall be
submitted for review and approval by the City Engineer to
determine the amount of the bond.
25. The Subdivision Improvement Agreement shall record
concurrently with the Final Map.
26. The applicant shall enter into a Plan Check/Inspection
agreement with the City.
27. The applicant shall be responsible for the relocation
and/or alteration of existing utilities.
28. The applicant shall install all new utilities (water, gas,
electric, cable TV and telephone) underground. Utilities
shall be extended to the property line frontage of each lot
or its public utility easement.
29. The applicant shall monument all property corners for
construction control and shall promptly replace them if
disturbed.
30. The applicant shall acquire title interest in any off-site
land that may be required to allow for the construction of
the improvements. The applicant shall bear all costs
associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent
property owners whose ingress and egress is affected
by these improvements.
31. Slope easements shall be provided as needed to
accommodate cut of fill slopes.
32. Drainage easements shall be provided as needed to
accommodate both public and private drainage facilities.
33. The final map shall be signed by the City Engineer prior
Planning Commission Resolution 2003-0081
September 2, 2003
Page 19 of 12
Conditions of Approval
2955 Chico Road
Tentative Parcel Map 2003-0047
Timing
PM: Parcel Map
GP: Grading Permit
BP: Building Permit
TO: Temporary Occupancy
F0: Final Occupancy
PI: Public Improvements
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
Mitigation
Measure
to the map being placed on the agenda for City Council
acceptance.
34. Prior to recording the parcel map, the applicant shall
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.
35. Prior to recording the parcel map, the applicant shall 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.
36. Prior to recording the parcel map, the applicant shall pay
all outstanding plan check/inspection fees.
37. Prior to recording the parcel map, the applicant shall
complete all improvements required by these conditions
of approval.
38. Prior to recording the parcel map, the applicant shall
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 map.
39. Upon recording the final map, the applicant shall provide
the City with a black line clear Mylar (0.4 mil) copy and a
blue line print of the recorded map.
Planning Commission Resolution 2003-0081
September 2, 2003
Page 20 of 12
Conditions of Approval
2955 Chico Road
Tentative Parcel Map 2003-0047
Timing
PM: Parcel Map
GP: Grading Permit
BP: Building Permit
TO: Temporary Occupancy
F0: Final Occupancy
PI: Public Improvements
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
Mitigation
Measure
40. Prior to the final inspection of any public 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.
41. Prior to the final inspection, the applicant shall submit a
written certification from a registered civil engineer or
land surveyor that all survey monuments have been set
as shown on the final map.
42. An encroachment permit shall be obtained prior to any
work within City rights of way.
43. Prior to the issuance of building permits the applicant
shall submit a grading and drainage plan prepared by a
registered civil engineer for review and approval by the
City Engineer.
44. All existing and proposed utility, pipeline, open space, or
other easements are to be shown on the final map. If
there are building or toher restrictions related to the
easements, they shall be noted on the final parcel map.
45. The applicant shall submit a preliminary subdivision
guarantee for review in conjunction with the processing
of the final parcel map.
46. A Mylar copy and a blue line print of as -built improvement
plans, signed by the registered engineer who prepared
the plans shall be provided to the City Engineer prior to
the final inspection.
47. The applicant shall pay all sewer annexation fees prior to
recordation of the final parcel map.
48. The applicant shall submit a composite utility plan
signed by a representative of each public utility and the
Atascadero Mutual Water Company. The composite
utility plan shall also be signed by the City Chief of
Wastewater Operations.
Planning Commission Resolution 2003-0081
September 2, 2003
Page 21 of 12
Conditions of Approval
Timing
Responsibility
Mitigation
2955 Chico Road
/Monitoring
Measure
Tentative Parcel Map 2003-0047
PM: Parcel Map
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
TO: Temporary Occupancy
FD: Fire Department
F0: Final Occupancy
PD: Police Department
PI: Public Improvements
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero
Mutual Water
Company
Atascadero Mutual Water Company (AMWC):
49. Prior to approval of the water system plans by the AMWC,
IP
AMWC
the applicant shall pay all installation and connection
fees required by AMWC.
50. Prior to recording the parcel map the applicant shall
IP
AMWC
obtain a "Will Serve" letter from Atascadero Mutual Water
Company.
51. All water distribution facilities shall be constructed in
IP
AMWC
conformance with AMWC standards, policies and
approved procedures.
52. Manifold water meters per approved AMWC standards.
IP
AMWC
Each individual home requires separate service line
from separate meters. AMWC shall set all meters.
53. Water service lines shall be located in appropriate
FM/1P
AMWC
easements.
54. All fire hydrant spacing shall meet Atascadero Fire
IP
AMWC
Department Standards.
Building Department Conditions
55. A soils investigation prepared by a licensed
BP
BS
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 Conditions
56. A fire hydrant must be provided within 400 feet of the
BP
FD
project street frontage.
57. Provide appropriate address signage at each residence.
BP
FD
Planning Commission Resolution 2003-0081
September 2, 2003
Page 22 of 12