HomeMy WebLinkAboutPC_2003-11-18_AgendaPacketCITY OFATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
November 18, 2003 — 7:00 P.M.
City of Atascadero
6500 Palma Ave. — 4th Floor - Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Fonzi
Vice Chairperson Kelley
Commissioner Bentz
Commissioner Beraud
Commissioner Jones
Commissioner O'Keefe
Commissioner Porter
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 NOVEMBER 4, 2003.
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will
open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the
public will be invited to provide testimony to the Commission following the applicant. Speakers should state their
name and address for the record and can address the Commission for five minutes. After all public comments have
been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate
action(s).)
3.
2. Tentative Parcel Map 2003-0048: 8710 Old Santa Rosa Rd 2 -lot (Baldwin)
Applicant:
Loren and Margaret Baldwin, 8710 Old Santa Rosa Road., Atascadero, CA 93422
Owner:
Loren and Margaret Baldwin, 8710 Old Santa Rosa Road., Atascadero, CA 93422
Project Title:
Tentative Parcel Map 2003-0048
Project
8710 Old Santa Rosa Road, Atascadero, CA
Location:
(San Luis Obispo County) APN 056-151-021
Project
The proposed project consists of a parcel map subdividing one existing parcel into two parcels.
Description:
Proposed parcel 1 is currently developed with two single family dwellings and there would be no
further development on this lot. Proposed parcel 2 is currently developed with a single family
dwelling and would be allowed an additional secondary unit, no greater than 800 square feet. The
project site is located within the Residential Single Family—Y (1 acre minimum) zoning district.
The project will continue to take access from Old Santa Rosa Road. Water service will be
provided by Atascadero Mutual Water Company and the property is served by the City's
wastewater facilities.
Proposed
General Plan Designation: SFR -Y
Environmental
Zoning District: RFS -Y
Proposed
This project is exempt from CEQA per CEQA Guideline 15315.
Environmental
amendment of this project and re -certify the existing negative declaration.
Determination:
3. Conditional Use Permit 2002-0080 Revision: Atascadero Avenue and
Morro Road Mixed Use
Applicant:
Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422
Project Title:
Conditional Use Permit 2002-0080 Amendment
Project
Southeast corner of Morro Road and Atascadero Avenue, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 031-052-024
Project
The project consists of the revision of the existing master site plan to replace the multi -family
Description:
residential component of the development with office commercial buildings. The commercial office
buildings will increase by 4,300 square feet for a total of 11,400 square feet. The previously approved
residential portion consisting of seven semi -attached multi -family dwellings will be eliminated from
the project. A single shared driveway will provide access to Morro Road (SR 41) and two driveways
are proposed onto Atascadero Avenue. The site will have coordinated architecture and 20,000 sf of
landscaping. The existing site is a vacant pasture with minimal slope and limited vegetation.
General Plan: General Commercial,
Zoning District Commercial Professional / PD -3.
Proposed
CERTIFIED MITOGATED NEGATIVE DECLARATION 2003-0010:
Environmental
Based on the findings of the initial study, the Community Development Department recommends that
Determination
the Planning Commission find that no significant harm would come to the environment from
amendment of this project and re -certify the existing negative declaration.
COMMISSIONER COMMENTS & REPORTS
DIRECTOR'S REPORT
Lube N' Go will make a brief presentation regarding possibility of submitting a Conditional Use
Permit application for development of an automotive oil & lube service facility at the vacant
service station site within the Rite-Aid shopping center following a brief staff presentation of
future planning within the site vicinity.
ADJOURNMENT
The next regular meeting of the Planning Commission will be December 2, 2003 at City Hall in
the 4th Floor Rotunda, 6500 Palma Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at/or prior to this public hearing.
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City of Atascadero
WELCOME TO THE ATASCADERO 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 (Room 104) and are available
for public inspection during City Hall business hours at the Community Development counter and on our
website, www.atascadero.org. 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.
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.
If you wish to use a computer presentation to support your comments, you must notify the Community
Development Department at least 24 hours prior to the meeting. Access to hook up your laptop to the
City's projector will be provided. You are required to submit to the Recording Secretary a printed copy
of your presentation for the record. Please check in with the Chairperson before the meeting begins to
announce your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further
public comments will be heard by the Council.
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).
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ITEM NUMBER: 1
DATE: 11/18/03
DRAFT
CITY OF A TASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
November 4, 2003 — 7:00 P.M.
CALL TO ORDER
Chairperson Fonzi called the meeting to order at 7:04 p.m. and Vice Chairperson Kelley led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Beraud, O'Keefe, Porter, Vice Chairperson Kelley and
Chairperson Fonzi
Absent: Commissioner Jones
Staff: Community Development Director Warren Frace, Planning Services Manager
Steve McHarris, Associate Civil Engineer Jeff van den Eikhof, Associate Planner
Kelly Gleason, Associate Planner Kerry Margason, Assistant Planner Lisa
Wilkinson and Recording Secretary Grace Pucci.
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by Commissioner Porter to approve the
agenda.
AYES: Commissioners Bentz, Porter, Beraud, O'Keefe, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
PUBLIC COMMENT
Eric Greening invited the Commission to attend the "Day of the Oak", on Saturday, November 8,
8:30 a.m. (program begins at 9:00 a.m.) in the City Hall Rotunda Room.
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON OCTOBER 21, 2003.
Chairperson Fonzi requested the Minutes of October 21, 2003 be amended as follows: Page 4,
lines five and six of the Motion to read, 1) staff will work with the applicant regarding the
replacement of reed ledge around and in front of the buildings...
MOTION: By Commissioner Bentz and seconded by Vice Chairperson Kelley to approve the
Minutes of October 21, 2003 as amended.
AYES: Commissioners Bentz, Beraud, Porter, O'Keefe, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
2. TREE REMOVAL PERMIT 2003-0041: 6380 NAVARETTE AVE.
Request to remove two (2) native oak trees, one being greater than 24 "dbh, in
conjunction with the development of a 1, 615 square foot new single-family home located
at 6380 Navarette Ave.
Staff recommends:
The Planning Commission adopt Resolution PC 2003-0103 to approve the request to
remove two (2) native oak trees subject to the guidelines and mitigation required by the
Atascadero Native Tree Ordinance.
Assistant Planner Lisa Williamson provided the staff report and answered questions of the
Commission.
PUBLIC COMMENT
Steven Alvarez, arborist for the applicant, answered questions of the Commission. Upon being
shown by Commissioner Beraud the route of the gas line and its incursion on several of the oak
trees, Mr. Alvarez stated the gas line would be rerouted.
Lisa Hoyal, applicant, spoke about the site, her plans for the house and the tree removals.
Eric Greening complimented the applicant for preserving most of the trees on the site. He
expressed concern regarding the impact of the leach field and questioned if its effect on the oak
trees is being underestimated. He also asked what monitoring would be done on the site over
time.
Steven Alvarez addressed the leach field question raised by Mr. Greening. He felt the proposed
leach field for the first phase would not impact the trees. Regarding the future leach field
expansion area, he requested that it be put in some sort of a pit as it would be going down into
some 100% drip line zones.
Chairperson Fonzi closed the Public Comment period.
MOTION: By Commissioner Porter and seconded by Commissioner O'Keefe to adopt
Resolution PC 2003-0103 to approve the request to remove two (2) native oak
trees subject to the guidelines and mitigation required by the Atascadero Native
Tree Ordinance.
AYES: Commissioners Porter, O'Keefe, Beraud, Bentz, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
PUBLIC HEARINGS
3. Zone Change 2003-0053, Conditional Use Permit 2003-0102, Tentative Tract Map
2003-0034 for a 5 -lot PD -7 Subdivision
Applicant:
Rex Bennett, 5785 San Jacinto Avenue, Atascadero, CA 93422, (805) 462-2381
Project Title:
5785 San Jacinto Avenue; PD -7; Zone Change 2003-0053, Conditional Use Permit 2003-
0102; Tentative Tract Map 2003-0034 for a 5 -lot PD -7 subdivision.
Project
5785 San Jacinto Avenue, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 029-301-039
Project
The proposed project consists of an application for a Zone Change, Conditional Use Permit,
Description:
and Tentative Tract Map. The proposed project consists of four 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 the PD -7 overlay district within the Residential Multi -
Family (RMF -10) zoning district. The project includes one home per lot each with a two -car
garage and a single guest parking space. No native trees will be removed.
General Plan Designation: Medium Density Residential — MDR
Zoning District: Residential Multiple Family — RMF -10
Based on the initial study prepared for the project, a Mitigated Negative Declaration is
proposed. The proposed Mitigated Negative Declaration was available for public review from
Proposed
10/15/03 through 11/3/03 at 6500 Palma Avenue, Community Development Department,
Environmental
from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Determination:
Community Development Director announced that Agenda Item No. 5 is being continued to
November 18, 2003.
Associate Planner Kelly Gleason provided the staff report and answered questions of the
Commission.
PUBLIC COMMENT
Rex Bennett, applicant, commented that he had tried to save the oak tree on the site, but that it is
a hazard and must be removed. Mr. Bennett answered questions of the Commission.
Steven Alvarez, arborist for the applicant, answered questions of the Commission.
Eric Greening, 7365 Valle, indicated that he would be more comfortable if staff worked with the
applicant to reduce the number of boxed replacement oaks, even to zero, and increase the
payment into the tree fund, unless sites for the trees can be identified that won't be impacted by
either hard-scaping or irrigation. He felt there was no point in mitigating with trees that will not
have a natural full life span. Mr. Greening expressed concern with the drainage basins, which
are located in areas were children could potentially be playing.
Ron Greiter, project engineer, discussed the retention basins and indicated that they would be
shallow and incorporate outlets draining to the street.
Chairperson Fonzi closed the Public Comment period.
Commissioner Beraud stated she was not comfortable with the density of the project; she felt
four units would have been a better fit than five. The side yards are quite small and she indicated
that the site would be more appropriate for duplexes or triplexes or some other type of
development that would not completely change the look of the lot. She was concerned with the
amount of grading necessary and the impacts to some of the trees. Additionally, Commissioner
Beraud did not feel this fit with the surrounding neighborhoods.
Commissioner O'Keefe indicated that she agreed with Commissioner Beraud's comments.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner Porter to adopt
Resolution No. PC 2003-0110 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2003-0057; and adopt Resolution No.
PC 2003-0111 recommending that the City Council introduce an ordinance for
first reading to approve Zone Change 2003-0053 based on findings; and, adopt
Resolution No. PC 2003-0112 recommending that the City Council approve the
Master Plan of Development (CUP 2003-0102) based on findings and subject to
Conditions of Approval and Mitigation Monitoring with a finding to approve a 10
foot front setback for the existing residence and with the additional condition as
recommended by staff that the upper floor of units 1, 2, and 3 be adjusted to
provide a 15 foot minimum setback from the rear property line; and, adopt
Resolution No. PC 2003-0113 recommending the City Council approve Venting
Tentative Tract Map 2003-0034 based on findings and subject to Conditions of
Approval and Mitigation Monitoring; and, applicant is to work with staff to find
appropriate trees that would fit the site.
AYES: Commissioners Porter, Bentz, Kelley and Chairperson Fonzi
NOES: Commissioners O'Keefe and Beraud
ABSTAIN: None
Motion passed 4:2 by a roll -call vote.
4. Tentative Tract May 2003-0040: NW Corner of Pueblo & San Luis Ave.
Applicant:
Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422, 461-7504
Owner:
Morro Road Homes, LLC, 6205 Alcantara Avenue, Atascadero, CA 93422
Project Title:
Tentative Tract Map 2003-0040
Project
Northwest corner of Pueblo and San Luis Avenues (San Luis Obispo County)
Location:
APN Portion of 030-232-015, 016, 024, 028
Project
The proposed project consists of a tentative tract map subdividing one existing parcel into
Description:
three parcels. The property is currently under development with a commercial service
center. The project site is located within the CR (Commercial Retail) zoning district.
Access is from Pueblo Avenue.
General Plan Designation: GC
Zoning District: CR
Proposed
This project is exempt from CEQA per CEQA Guideline 15315.
Environmental
Determination:
Vice Chairperson Kelley stated he would be stepping down from consideration of this item, as he
will have a future business connection with this project and the applicant.
Commissioner Porter stated that he would be stepping down from consideration of this item,
siting he has a relationship with the applicant regarding the pending sale of the subject
properties.
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
PUBLIC COMMENT
Kelly Gearhart, applicant, answered questions raised by the Commission.
Chairperson Fonzi closed the Public Comment period.
MOTION: By Commissioner O'Keefe and seconded by Chairperson Fonzi to adopt
Resolution No. PC 2003-0109 approving Tentative Tract Map 2003-0040, a
request to subdivide one parcel totaling 24,282 square feet into three parcels of
6,870 square feet, 6,278 square feet and 11,133 square feet, based on findings and
subject to conditions.
AYES: Commissioners O'Keefe, Beraud, Bentz and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 4:0 by a roll -call vote.
Commissioner Porter and Vice Chairperson Kelley rejoined the hearing.
5. TO BE CONTINUED TO NOVEMBER 18, 2003
Tentative Parcel Map 2003-0048: 8710 Old Santa Rosa Road 2 -lot
Applicant:
Loren and Margaret Baldwin, 8710 Old Santa Rosa Road., Atascadero, CA 93422
Owner:
Loren and Margaret Baldwin, 8710 Old Santa Rosa Road., Atascadero, CA 93422
Project Title:
Tentative Parcel Map 2003-0048
Project
8710 Old Santa Rosa Road, Atascadero, CA
Location:
(San Luis Obispo County) APN 056-151-021
Project
The proposed project consists of a parcel map subdividing one existing parcel into two
Description:
parcels. Proposed parcel 1 is currently developed with two single family dwellings and
Description:
there would be no further development on this lot. Proposed parcel 2 is currently
developed with an single family dwelling and would be allowed an additional secondary
unit, no greater than 800 square feet. The project site is located within the Residential
Single Family —Y (1 acre minimum) zoning district. The project will continue to take
access from Old Santa Rosa Road. Onsite septic systems will be used for wastewater
and water service will be provided by Atascadero Mutual Water Company.
General Plan Designation: SFR -Y
Zoning District: RFS -Y
Proposed
This project is exempt from CEQA per CEQA Guideline 15315.
Environmental
Determination:
6. Conditional Use Permit Conformity: Ralphs Custom Meats
Owner:
Tom Dorsey, 8225 Lake Nacimiento Drive, Paso Robles, CA 93446
Project
Planning Commission Review Hearing of Conditional Use Permit U821025, 5400
Title:
Carrizo Road: Ralph's Custom Meats.
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 Ralphs Custom Meats, the
conditions of approval and the business' compatibility with the neighborhood.
General Plan Designation: Single Family Residential '/z acre (SFR -X)
Zoning District: RSF-X
Community Development Director Warren Frace provided the staff report and answered
questions of the Commission.
PUBLIC COMMENT
Tom Dorsey, owner, answered questions raised by the Commission.
Eric Greening indicated that there was a history on this site of un -permitted expansion, and if the
site is maxed out and the business is increasing by 10% a year, it will either put further
incompatibilities on the site or the business would have to be located to a new site. He urged the
Commission to subject any continuing operation to a sunset when this item would be re-
examined.
Brent McAllister, 4435 Carrizo Road, stated he has watched many vehicles access the site in a
short time frame, and he felt the traffic numbers as presented are inadequate. He would like the
owner to stay in business, but in another location, not in a residential neighborhood.
Karen Bailey stated her father lived across the street from the business at 5605 Carrizo Road
until he passed away in May. Ms. Bailey read some of her father's comments on the business
including: 1) the business across the street has created chaos and constant loud noise, 2) the
delivery trucks for this site are so large they have ripped down the cable television lines and at
times have made deliveries at 2:00 a.m. awakening him, and 3) some of his long-time neighbors
will be moving to escape the changes to the neighborhood and the noise. Ms. Bailey added
some comments of her own including blockage of her driveway and traffic backups due to the
delivery trucks, and the number of employees on the site and the fact that they are not housed on
the site per the conditions of approval. She disagreed with the delivery figures as presented, and
felt this commercial business does not belong on a residential street.
Keith Jones, 1535 El Camino Real, indicated that back in 1982 when the original owner of the
business came around to the neighbors, he signed the petition to allow the business in order to
help his neighbor. He did not realize that the Conditional Use Permit was specific to the
property and that it would transfer to the new owner of the property. He feels the business has
experienced a lot of growth under the new owner and is no longer a small neighborhood family
business.
Anita Ralphs, 5703 Carrizo Road, stated that she does not have a problem with the business or
the owner, but rather objects to the business being located in a residential neighborhood. She
feels it affects the property values in the area and that the increase in volume of business has
surpassed the original intent of the Conditional Use Permit.
Casey Sullivan, 5400 Carrizo Road, indicated that she lives next door to the business, and raised
the following issues: 1) the original CUP required all employees to be residents of the property,
this helped to keep the business small, 2) this business has grown significantly and no longer
belongs in a residential area, 3) the business is inconsistent with the character of the
neighborhood, 4) traffic impacts in the area are significant and the figures presented in the report
are not accurate, and 5) who will enforce the conditions of approval. She feels this is a
commercial business and does not belong in a residential area, she urged the City to revoke the
permit.
Chairperson Fonzi asked that a letter from Mrs. Sufranack in support of the business be entered
into the Minutes. (Exhibit A)
Chairperson Fond closed the Public Comment period.
Chairperson Fond recessed the hearing at 8:52 p.m.
Chairperson Fond called the meeting back to order at 9: 00 p.m.
Commissioner Bentz indicated that he is sympathetic to both sides of this issue. He stated that
the CUP goes with the sale of the property and can't just be taken away from the existing
property owner; a process must be followed that is reasonable and fair to all.
Vice Chairperson Kelley stated he could feel for both sides in this case. He expressed concern
with the traffic issue and number of trips per day and felt the truck deliveries could be limited to
bobtail trucks (2 axels and a length limit of 28 feet) and the hours of deliveries could be limited.
The original CUP is 21 years old and the scope of the business has changed creating the traffic
issue. Vice Chairperson Kelley suggested the City Engineer work with a private contractor to
survey the traffic over a 30 -day period to determine the traffic flow accurately. He would not
like to see the CUP revoked as the business is providing employment opportunities, and felt there
could be some compromises.
Commissioner O'Keefe agreed that this is a difficult situation, but a CUP is conditional upon
meeting the stated conditions, which have not been enforced. She feels there have been several
violations of the conditions including the original size of the building, which has doubled to 1300
square feet, the condition that all employees shall live on the property, hours of operation,
number of allowable company vehicles, and meat processing being limited to curing. The
conditions of approval do not say anything about retail sales. She feels the existing business
places an unreasonable burden on the neighbors and expressed concern about the large trucks
that make deliveries and leave their engines idling in the neighborhood. Regarding enforcement,
she is concerned that it is difficult to enforce the conditions and monitor the site. Commissioner
O'Keefe feels the business has changed to the point that it is impacting the quality of life in the
neighborhood and it is time for the business to look for a new site.
Commissioner Porter also agreed that this is a difficult situation, but he feels there can be a
balance between the needs of the applicant and the neighborhood. He would like to see, through
the amendment of the Conditional Use Permit, that a balance be achieved between the two sides.
He agrees there should be a traffic study, as this appears to be the biggest issue. Commissioner
Porter supports the amendment of the CUP rather than asking the applicant to relocate.
Commissioner Beraud expressed uncertainty that the majority of the residents could be satisfied
because the use must be compatible with the immediate neighbors not just the majority. She
indicated that she had visited the site on what appeared to her to be a slow day and it didn't seem
like there was a lot of impact however, the concerns of the neighbors must be considered. She
has spoken to people who use the services of this business and they were quite pleased leading
her to conclude that they would follow the business if it relocated. Commissioner Beraud stated
she was leaning toward revoking the CUP, and though she is skeptical that it can be done, she
would be interested in examining whether the permit can be amended to make it compatible with
the neighborhood.
Chairperson Fonzi felt the crux of the problem hinges on the residency requirement, which is not
being met. For this reason the applicant is in violation of the use permit. She feels the
Commission should give staff direction on whether they would like to see this condition
enforced, which will make it difficult for the business to remain given the number of employees
on the site. She is hearing mixed feelings coming from the Commission with some feeling the
CUP should be revoked and others wanting to see it amended.
Commissioner Bentz indicated he does not have a problem with one family living in the house,
but he does have a problem with the number of vehicles, which he would like to see restricted.
He feels a means of enforcement must be provided in the way of definitions staff can use in the
future to determine on a staff -basis when a person is in violation of the CUP. He does not think
the original conditions restricted retail sales.
Vice Chairperson Kelley stated he was not prepared to consider revoking the CUP at this time,
but repeated that the traffic is the major problem. He hopes the Commission will direct the
Planning Department to work on the traffic issue including the possibility of contracting with an
outside agency to provide an independent traffic study.
Commissioner O'Keefe reiterated the condition that states that no person shall be employed who
is not a resident of the property. At the present time the current owner is clearly in violation of
this condition. Commissioner O'Keefe read from a letter by a neighbor regarding a problem with
the meat scraps left in the dumpster to make the point that there are issues here other than the
traffic. She questioned whether a traffic study would take into account the retail customers who
park on the street.
Commissioner Bentz felt the condition requiring residency should be changed.
Commissioner Beraud disagreed with Commissioner Bentz and felt the residency condition was
placed on the CUP to restrict the size of the business.
Chairperson Fonzi summarized the Commission's comments as follows:
1) The applicant is not in compliance with the residency condition of the CUP at this time,
and suggested the Commission direct staff to review the residency requirement to
determine if it is applicable or should be changed.
2) There should be a review of the amount of traffic on the street, which may involve a
traffic study.
3) The hours of delivery should be reconsidered.
4) Consider limitation of truck size and review the impacts of the presence of trucks in the
neighborhood.
5) Review the issue of noise impacts on the neighborhood.
6) Review placement and security of the dumpster.
7) Look at the enforcement aspect and the penalty for non-conformance.
8) The cost of a traffic study, if performed, should be to the applicant.
9) The possibility of revocation of the use permit and the application of a sunset clause.
10) The possibility of an alternate location for the business.
COMMISSIONER COMMENTS & REPORTS
Chairman Fonzi suggested placing the issue of the 11:00 p.m. adjournment and the policy of a
motion to go beyond 11:00 p.m. as the City Council does on a future agenda for Commission
discussion. Additionally, the issue of rushing public speakers to accommodate an 11:00 p.m.
adjournment was brought up for possible inclusion in that discussion.
Commissioner Bentz suggested several ways of speeding up the process of the public hearing
including asking the public to not be redundant and verbose on the same issue.
Commissioner O'Keefe indicated that the 11:00 continuation has been an area of concern for her,
particularly when as that hour approaches, Commissioners will urge completion of the hearing
by 11:00 without a vote on whether or not to continue. She feels there is an assumption that the
Commission is going to vote to not go past 11:00, which she thinks places pressure on the public
who may wish to speak. Commissioner O'Keefe felt that if there were repetition within the
public comments it is perhaps because the public feels the issue is of importance and they want
the Commission to hear it over and over.
Vice Chairperson Kelley suggested that the agenda's could be shortened and perhaps the
Commission could monitor the meeting and at 10:30 announce that there are 30 minutes to go
and if there is any other item to be considered that item be deferred until the following week. He
stated that when the meeting goes late into the morning, he is not 100 percent and that is not fair
to the applicant, the City or the public.
Chairperson Fonzi asked staff if it would be possible to shorten the time for public comment
down from five minutes. Director Frace stated that it was staff s understanding that the
Commission operates under the direction of the City Council. The Council wants to provide five
minutes of public testimony per speaker, and staff understands that the Council wishes the
Commission to follow the same procedure.
Commissioner O'Keefe agreed with Vice Chairperson Kelley and stated she also does not
function too well late into the night and asked if it were possible to keep the agendas shorter so
the hearing could be closed at a reasonable hour.
Commissioner Bentz felt that in some cases the Commission Members were the cause of
extending the necessary time for a meeting by asking questions that have already been answered
in the staff report. He suggested that no Commissioner comments be taken after the staff report,
but rather open the public hearing, then bring it back to the Commission at which time questions
can be asked of staff.
Commissioner O'Keefe stated that when she would attend meetings as a member of the public,
she was appreciative when she heard the questions asked by the Commission because they
brought out issues of importance. She likes the way Chairperson Fonzi has been fair and diligent
in getting questions answered and would have a problem with changing this format.
Chairperson Fonzi felt it was important to attempt to gauge the length of agenda items and if it
appears that some will cause the meeting to run late, they should be pulled at the beginning of
the meeting at the time the agenda is approved; she asked for help from the Commission with
this issue.
Eric Greening stated that the Commission did save time tonight during one of the agenda items
as some of the questions he had were answered during the Commissions' question period. He
felt it sometimes does pay off to hear the questions the Commission asks, however he does not
appreciate it when there is Commission discussion and quasi decision making during the pre -
public question period. Mr. Greening felt there is a negative impact to everyone at the hearing
when decisions are made when the Commission is tired and if there is a choice between going
late and having more meetings, he felt the option of more meetings should be explored. He
indicated that when there are a lot of people who want to speak on an item, that is the worst time
to limit the time they have to speak because it is most likely a very complex issue that has a lot
of issues with it that the public wants to address.
Commissioner Beraud expressed concern regarding the affordable housing issue and what the
City is doing to help developers meet the state -mandated numbers. She feels there is an undue
burden placed on the people who are trying to develop their own property. She asked if there
were some type of program to help developers meet the requirements. Director Frace stated that
there are a lot of incentives built into the affordable program such as density bonuses and there is
policy in the General Plan about the possibility of reducing fees, but the Council has not yet set
policy regarding this. Staff does work with some housing organizations in terms of trying to do
additional housing projects. Commissioner Beraud asked about the date for the visit to 3F
Meadows; Director Frace indicated a date has not yet been set. She also asked about additional
information available to the public through the Planning Department regarding living with oak
trees and suggested this type of information could be sent to those interested in developing their
property. There was also discussion regarding trying to get the agenda packets out earlier.
Vice Chairperson Kelley suggested a workshop with some of the arborists the Commission
works with on a regular basis.
Chairperson Fonzi stated that she would like to see some uniformity in the arborist reports.
DIRECTOR'S REPORT
Community Development Director Frace handed out copies of the City Council "Community
Goals" brochure. He explained why recent Commission meetings have been lengthy, and
announced two upcoming study sessions on November 13th and November 19th
ADJOURNMENT
Chairperson Fonzi adjourned the meeting at 10:00 p.m. to the next regularly scheduled meeting
on November 18, 2003.
MEETING RECORDED AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
The following Exhibit is available for review in the Community Development Department:
Exhibit A — Letter Mrs. Suffranack
ITEM NUMBER: 2
DATE: 11/18/03
Atascadero Planning Commission
Staff Report - Community Development Department
Tentative Parcel Map 2003-0048 (AT 03-0119)
8710 Old Santa Rosa Road (APN 056-151-021)
Baldwin
RECOMMENDATION(S):
The Planning Commission:
1. Adopt Resolution No. PC 2003-0114 approving Tentative Parcel Map 2003-0048
(AT 03-0119), a request to subdivide one parcel totaling 2.064 acres into two
parcels of 1 acre and 1.01 acres gross, based on findings and subject to
conditions.
REPORT -IN -BRIEF:
A request to subdivide one existing lot of record to create a 2 -lot residential subdivision
with parcels of 1 and 1.01 acres, gross. The site is located on the south side of Old
Santa Rosa Road, between Atascadero Avenue on the west, and Highway 101 on the
east. The property is currently developed with three (3) single family residences.
SITUATION AND FACTS:
1. Applicant/Owner: Loren & Margaret Baldwin, 8710 Old Santa Rosa
Road, Atascadero, California 93422
(805) 461-9418
2. Representative: Twin Cities Surveys, Inc., P.O. Box 777, Templeton,
California 93465-0777
(805) 434-1834
3. Project Address: 8710 Old Santa Rosa Road, Atascadero, California
93422
ITEM NUMBER: 2
DATE: 11/18/03
4. General Plan Designation: SFR -Y (Single Family Residential, 1 acre gross,
minimum)
5. Zoning District: RSF-Y (Residential Single Family, 1 acre gross,
minimum)
7. Existing Use:
8. Environmental Status
DISCUSSION:
Developed with 3 single family residences
Section 15315 Categorical Exemption
Background: The site is gently sloped and developed with 3 single family residences
and various out buildings. There is one 30" Oak tree on proposed parcel 2.
I Atascadero Avenue I
Old Santa Rosa Road
� Project Site
/ San GabriPRoad
The surrounding parcels are generally developed with single-family residences on .5 to
1 acre lots.
Analysis: Minimum lot size for RSF-Y parcels is 1 acre gross. Both proposed parcels
meet this requirement.
ITEM NUMBER
DATE: 11/18/03
Proposed parcel 1 is currently developed with two (2) residences and proposed parcel 2
is developed with one residence.
The Zoning Ordinance allows for secondary residences on RSF-Y parcels, which are 1
acre net in size. (The difference between the gross and net calculations is the portion of
the property that is located within the road right-of-way.) In this particular case,
proposed parcel 1 is 1.01 acres gross, but after subtracting out the road right-of-way,
the parcel would be .95 acres net. Secondary dwelling units would not be allowed on
this parcel and prior to recordation of the final map, the applicant will be required to
convert the existing second dwelling unit to a workshop/studio.
Proposed parcel 2 is 1.06 acres gross and after subtracting out the road right-of-way
and the "flag" portion of the lot, the parcel is 1 acre net. (The Subdivision Ordinance
requires that the "flag" portion of the lot be excluded from the area required to meet the
minimum lot size.) A second unit of no greater than 800 square feet could potentially be
constructed on this lot. The applicant has indicated that the existing dwelling unit is
approximately 835 square feet. If the existing dwelling were remodeled to 800 square
feet or less, a second unit of unlimited size could potentially be built on this lot.
Environmental Review: This project is a Section 15315 Categorical Exemption from
CEQA review. Minor subdivision of land with slopes less than 20%.
Public Improvements: All new development will be required to hook up to the City's
Wastewater facilities.
Flag Lots: Consistent with the Subdivision Ordinance, proposed Parcel 2 meets the
minimum lot size requirements without counting the area contained in the flag portion of
the lot. In addition, the project has been conditioned to provide a 20 -foot wide
accessway, constructed to City standards.
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ITEM NUMBER: 2
DATE: 11/18/03
Conclusion:
As conditioned, the subdivision appears to be consistent with the 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 proposed.
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.
ATTACHMENTS:
Attachment 1 Draft Resolution 2003-0114
ITEM NUMBER: 2
DATE: 11/18/03
ATTACHMENT 1: Draft Resolution PC 2003-0114
TPM 2003-0048
8710 Old Santa Rosa Road
DRAFT RESOLUTION NO. PC 2003-0114
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO APPROVING A TENTATIVE PARCEL MAP 2003-0048 TO DIVIDE
ONE RESIDENTIAL LOT INTO TWO RESIDENTIAL LOTS AT
8710 OLD SANTA ROSA ROAD (BALDWIN)
WHEREAS, Loren and Margaret Baldwin, 8710 Old Santa Rosa Road,
Atascadero, California, 93422 (Owner/Applicant), applied for a Tentative Parcel Map to
subdivide one lot totaling 2.064 acres into two parcels of 1.01 and 1.06 acres, gross;
and,
WHEREAS, the proposed project has a General Plan Designation of SFR -Y
(Single Family Residential, 1 acre minimum) 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 RSF-Y (Residential Single Family, 1 acre
minimum) zoning district, which allows for the proposed use and density when certain
findings are made; and,
WHEREAS, the project is a Class 15 Categorical Exemption from the California
Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission held a duly noticed public hearing to
consider the proposed Tentative Parcel Map application on November 18, 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. 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, as conditioned, 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.
ITEM NUMBER: 2
DATE: 11/18/03
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 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 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.
11. The installation of a standard street, either alone or in conjunction with
neighboring properties is not feasible.
12. The flag lot is justified by topographical conditions.
SECTION 2. Approval. The Planning Commission does hereby approve
Tentative Parcel Map 2003-0048 (AT 03-119) to subdivide one parcel totaling 2.064
acres into two parcels of 1.01 and 1 acres each, subject to the following Conditions and
Exhibits:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Tentative Parcel Map 2003-0048
ITEM NUMBER: 2
DATE: 11/18/03
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:
ADOPTED:
ABSTAINED:
CITY OF ATASCADERO, CA
Roberta Fonzi, Planning Commission Chairperson
ATTEST:
Warren Frace
Planning Commission Secretary
ITEM NUMBER
DATE: 11/18/03
EXHIBIT A: Conditions of Approval
Draft Resolution PC 2003-0114
TPM 2003-0048
Conditions of Approval / Mitigation
Timing
Responsibility
Mitigation
Monitoring Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0048 AT 03-0119
GP: Grading Print
BP: Building Prmt
TO: Temporary Occupancy
PS: Planning Serves
BS: Building Services
F0: Final Occupancy
PI: Public Improvements
FD: Fire Department
PD: Police Department
8710 Old Santa Rosa Road
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero Mutual Water
Company
Planning Services
Standard Planning Conditions
1. The approval of this application shall
PM
PS
become final, subject 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
PM
PS
shall be valid for 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
PM
PS
Department shall have the authority to
approve minor changes to the project
that (1) result in a superior site design or
appearance, and/or (2) address a
construction design issue that is not
substantive to the Tentative Parcel Map.
4. A parcel map drawn in substantial
PM
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.
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Timing
Responsibility
Mitigation
Monitoring Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0048 AT 03-0119
GP: Grading Prmt
BP: Building Prmt
TO: Temporary Occupancy
PS: Planning Services
BS: Building Services
F0: Final Occupancy
PI: Public Improvements
FD: Fire Department
PD: Police Department
8710 Old Santa Rosa Road
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero Mutual Water
Company
5. The subdivider shall defend, indemnify,
Ongoing
CA
and hold 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.
6. The parcel map shall be subject to
PM
PS
additional fees for park or recreation
purposes (QUIMBY Act) as required by
City Ordinance.
Project Specific Conditions
7. All future development on Parcel 2
GP
PS/BS
shall be designed to insure that there
are no impacts to the native trees on
the site.
8. Prior to recordation of the final map,
PM
PS
the existing secondary unit (granny
unit) on Parcel 1 shall be converted to
a workshop/art studio, conforming to
the following:
a. All kitchen facilities,
excluding cabinets, shall
be removed and the
plumbing shall be removed
or rendered inoperable.
b. All bathing facilities shall
be removed and the
plumbing shall be removed
or rendered inoperable.
9. Concurrent with the recordation of the
PM
PS
final map, the applicants shall record,
by separate document, a deed
restriction, clearly stating that the
secondary unit on Parcel 1 may not be
used for habitable space and may not
be rented.
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Timing
Responsibility
Mitigation
Monitoring Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0048 AT 03-0119
GP: Grading Prmt
BP: Building Prmt
TO: Temporary Occupancy
PS: Planning Services
BS: Building Services
F0: Final Occupancy
PI: Public Improvements
FD: Fire Department
PD: Police Department
8710 Old Santa Rosa Road
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero Mutual Water
Company
The deed restriction shall be reviewed
and approved by the Community
Development Director and the City
Attorney prior to recordation.
Engineering
10. The applicant shall overlay the entire
PM
CE
street frontage on Old Santa Rosa
Road, as directed by the City
Engineering/Public Works Department.
The width of the overlay shall be to the
centerline plus 10 feet.
11. The applicant shall address stormwater
BP
CE
detention prior to grading and drainage
approval.
12. In the event that the applicant is
PM
CE
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.
13. An engineer's estimate of probable
PM
CE
cost shall be submitted for review and
approval by the City Engineer to
determine the amount of the bond.
14. The Subdivision Improvement
PM
CE
Agreement shall record concurrently
with the Final Map.
15. All public improvements shall be
PM
CE
constructed in conformance with the
City of Atascadero Engineering
Department Standard Specifications
and Drawings or as directed by the
City Engineer.
16. The applicant shall enter into a Plan
PM
CE
Check/Inspection agreement with the
City.
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Timing
Responsibility
Mitigation
Monitoring Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0048 AT 03-0119
GP: Grading Prmt
BP: Building Prmt
TO: Temporary Occupancy
PS: Planning Services
BS: Building Services
F0: Final Occupancy
PI: Public Improvements
FD: Fire Department
PD: Police Department
8710 Old Santa Rosa Road
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero Mutual Water
Company
17. The applicant shall be responsible for
PM
CE
the relocation and/or alteration of
existing utilities.
18. The applicant shall install all new
PM
CE
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.
19. The applicant shall monument all
PM
CE
property corners for construction
control and shall promptly replace
them if disturbed.
20. A preliminary subdivision guarantee
PM
CE
shall be submitted for review in
conjunction with the processing of the
parcel map.
21. All existing and proposed utility,
PM
CE
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.
22. Prior to recording the parcel map, the
PM
CE
applicant shall pay all outstanding plan
check/inspection fees.
23. Prior to the final inspection of any
PM
CE
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.
24. Prior to recording the parcel map, the
PM
CE
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Timing
Responsibility
Mitigation
Monitoring Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0048 AT 03-0119
GP: Grading Prmt
BP: Building Prmt
TO: Temporary Occupancy
PS: Planning Services
BS: Building Services
F0: Final Occupancy
PI: Public Improvements
FD: Fire Department
PD: Police Department
8710 Old Santa Rosa Road
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero Mutual Water
Company
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.
25. Prior to recording the parcel map, the
PM
CE
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.
26. Prior to recording the parcel map, the
PM
CE
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.
27. Upon recording the final map, the
PM
CE
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:
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Timing
Responsibility
Mitigation
Monitoring Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0048 AT 03-0119
GP: Grading Prmt
BP: Building Prmt
TO: Temporary Occupancy
PS: Planning Services
BS: Building Services
F0: Final Occupancy
PI: Public Improvements
FD: Fire Department
PD: Police Department
8710 Old Santa Rosa Road
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero Mutual Water
Company
28. Interior fire sprinklers will be required
GP
FD/PS/BS
whenever the grade of accessways
exceeds 16%.
Water Company:
29. Prior to recordation of the Final Map,
PM
AMWC
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.
30. Prior to the issuance of building
PM
AMWC
permits, the applicant shall obtain a
"Will Serve" letter from the Atascadero
Mutual Water Company for the newly
created Lots.
31. Prior to the start of construction, the
PM
AMWC
applicant shall pay all installation and
connection fees required by the
Atascadero Mutual Water Company.
32. All water distribution facilities shall be
PM
AMWC
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.
33. Separate legal parcels require
separate water meters for domestic
water service.
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Timing
Responsibility
Mitigation
Monitoring Program
/Monitoring
Measure
PM: Parcel Map
TPM 2003-0048 AT 03-0119
GP: Grading Prmt
BP: Building Prmt
PS: Planning Services
BS: Building Services
TO: Temporary Occupancy
F0: Final Occupancy
FD: Fire Department
8710 Old Santa Rosa Road
PI: Public Improvements
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Atascadero Mutual Water
Company
AIR POLLUTION CONTROL DISTRICT
The following measures shall be included in
BS
BS/PS
any future site development plans:
The project shall 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.
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Monitoring Program
TPM 2003-0048 AT 03-0119
8710 Old Santa Rosa Road
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
Section 6.5: Fugitive PM10
All of the following measures shall be included
on grading, demolition and building plan notes:
A. Reduce the amount of the disturbed
area where possible.
B. Use of water trucks or sprinkler
systems in sufficient quantities to
prevent airborne dust from leaving the
site. Increased watering frequency
would be required whenever wind
speeds exceed 15 mph. Reclaimed
(non -potable) water should be used
whenever possible.
C. All dirt stockpile areas should be
sprayed daily as needed.
D. Permanent dust control measures
identified in the approved project re -
vegetation and landscape plans should
be implemented as soon as possible
following completion of any soil
disturbing activities.
E. Exposed ground areas that are
planned to be reworked at dates
greater than one month after initial
grading should be sown with a fast -
germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to
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
ITEM NUMBER
DATE: 11/18/03
Conditions of Approval / Mitigation
Monitoring Program
TPM 2003-0048 AT 03-0119
8710 Old Santa Rosa Road
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
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.
EXHIBIT B- Tentative Parcel Map
Draft Resolution PC 2003-0114
TPM 2003-0048 (AT 03-0119)
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ITEM NUMBER: 2
DATE: 11/18/03
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DATE: 11/18/03
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ITEM NUMBER: 3
DATE: 11-18-03
Planning Commission Staff Report
Public Hearing
Conditional Use Permit 2002-0080 Revision
Atascadero Brick Yard Development Phase 1
7005 Morro Road
(Kelly Gearhart)
SUBJECT:
The project consists of a revision to a mixed-use commercial office/multi-family
residential development to replace the residential component of the project with
additional commercial office buildings.
RECOMMENDATION:
Staff Recommends:
Adoption of Planning Commission Resolution 2003-0115 approving a revision to
Conditional Use Permit 2002-0080, to include an additional 4,560 square feet of
commercial office space and eliminate seven multi -family residential units at
7055 Morro Rd.
SITUATION AND FACTS:
1. Applicant and Owner: Kelly Gearhart, 6205 Alcantara Avenue,
Atascadero, CA 93422, 805-461-7504
2. Project Address: 7005 Morro Road, Atascadero, CA 93422,
APN 031-052-024
3. General Plan Designation: General Commercial
4. Zoning District: Commercial Professional / PD -3
5. Site Area: 1.40 acres
ITEM NUMBER: 3
DATE: 11-18-03
6. Existing Use: Mixed -Use Master Plan (CUP 2002-0080)
7. Environmental Determination: Certified Mitigated Negative Declaration 2003-
0010.
DISCUSSION:
Background:
On March 18, 2003 the Planning Commission adopted Resolution No. 2003-0040
approving a mixed-use development which included 3 commercial office
buildings affronting Morro Road and 7 residential units along Atascadero Ave.
The applicant has begun construction of the three office buildings along Morro
Road; however, the residential portion of the project cannot be completed until a
mixed-use ordinance has been adopted. As such, the applicant is requesting to
revise the previously approved master plan of development to replace the
residential portion of the project with two additional commercial office buildings.
Site Design / Landscaping:
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ITEM NUMBER: 3
DATE: 11-18-03
The project site is located at the corner of Atascadero Ave and Morro Rd. The
revised project will result in a total of 5 commercial office buildings of 11,950
square feet combined and additional project parking and landscaping. A revised
landscape plan has not been submitted for the project. Staff has added a
condition that a landscape plan be submitted to staff for review and approval
prior to permit issuance. The landscape plan shall be in conformance with the
prior CUP approved conditions and landscape plan.
Architecture:
The commercial buildings have been designed with pedestrian scale and street
orientation with parking areas located within the interior of the site. As
conditioned, the proposed buildings will be set back 10 -feet from the sidewalk
with landscape planters and large storefront style windows facing Atascadero
Ave. The buildings will have brick exteriors and tile roofs reminiscent of the
Atascadero's Colony buildings. Raised corner towers, recessed entries, and
decorative wall lights will also be incorporated into the buildings, consistent with
previously approved project architecture. The project has been conditioned to
include storefront design elements along the rear of the proposed buildings
(parking lot fagade) consistent with the street -facing fagade (Condition 10).
Entrances off of the interior parking lot require greater architectural articulation
and design attention with the shift in focus of the development from a mixed-use
concept to an exclusively commercial office use.
Parking:
On site parking will be provided for the project. The project has been conditioned
to provide a minimum of parking spaces at a ratio 1 space / 300 sf consistent
with office -use parking requirements set forth in the Zoning Ordinance.
Traffic and Circulation:
The primary access to the development is from Morro Road. Two secondary
access points will be provided onto Atascadero Avenue. As previously approved,
the project will provide for road improvements, consisting of a new curb, gutter,
and sidewalk developed in conjunction with the project. The project is an infill
development and as proposed, is not anticipated to create a significant increase
in traffic. The project is consistent with development goals, policies, and uses set
forth in the General Plan and Zoning Ordinance.
ITEM NUMBER:
DATE: 11-18-03
Conditional Use Permit Findings:
The following findings are required to be made by the Planning Commission to
approve the proposed amendment to the existing conditional use permit. It
appears to staff that all of the required findings can be made for the project.
1. The proposed use is consistent with the General Plan.
2. The proposed use satisfies all applicable provisions of the Zoning
Ordinance.
3. The establishment, and subsequent operation or conduct of the use will
not, because of the circumstances and conditions applied in this particular
case, be detrimental to the health, safety or welfare of the general public
or persons residing or working in the neighborhood of the use, or be
detrimental or injurious to the property or improvements in the vicinity and
the use.
4. The proposed use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development.
5. The proposed use will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to
be improved in conjunction with the project, or beyond the normal traffic
volume of the surrounding neighborhood that would result from full
development in accordance with the Land Use Element.
Environmental Review:
The Initial Study concluded that there would be no significant harm to the
environment as a result of this Conditional Use Permit, when mitigation
measures are implemented. Mitigated Negative Declaration 2003-0010 was
certified by the Planning Commission on March 18, 2003. Staff finds that the
proposed revision is consistent with the certified environmental document and
that the proposed office commercial use is less intensive than the residential use
previously approved for the site.
CONCLUSION:
The proposed revision, as conditioned, is consistent with policies set forth in the
General Plan and satisfies all applicable provisions of the Zoning Ordinance. The
project will not be detrimental to the health, safety or welfare of the general public
and the proposed use is consistent with the character of the immediate
neighborhood. Additionally, the proposed use will not generate a volume of traffic
beyond the safe capacity of all roads providing access to the project. It is staff's
opinion that all of the required findings can be made for project approval and staff
recommends approval of the project, as conditioned.
ITEM NUMBER: 3
DATE: 11-18-03
ALTERNATIVES:
1. The Planning Commission may approve the amendment to Conditional
Use Permit 2002-0080 and may modify conditions of approval.
2. The Planning Commission may deny the amendment to Conditional Use
Permit 2002-0080 based on appropriate findings. To deny the application,
the Commission must find that it is inconsistent with one of the required
findings. The motion to deny must include a finding for denial.
3. The Planning Commission may continue the application and refer the
project back to staff for additional information or analysis. Direction should
be given to staff and the applicant.
PREPARED BY: Kelly Gleason, Associate Planner
ATTACHMENTS:
Attachment 1: Zoning and General Plan Diagram
Attachment 2: Draft Resolution PC 2003-0115
ITEM NUMBER:
DATE: 11-18-03
Attachment 1: Zoning and General Plan Designation
7005 Morro Road
Zoning District: Commercial Professional / PD -3
General Plan Designation: General Commercial
Attachment 2: Draft Planning Commission Resolution
DRAFT
RESOLUTION NO. PC 2003-0115
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING
A REVISION TO CONDITIONAL USE PERMIT 2002-0080
TO INCLUDE AN ADDITIONAL 4,560 +/- SQUARE -FEET OF
COMMERCIAL OFFICE SPACE AND ELIMINATE SEVEN MULTI-
FAMILY RESIDENTIAL UNITS AT
7005 MORRO ROAD
(APN 031-052-024)
(CUP 2002-0080 / Gearhart)
WHEREAS, a request has been received by Kelly Gearhart, 6205 Alcantara Avenue,
Atascadero, CA 93422 (Property Owner and Applicant), to consider a revision to
Conditional Use Permit 2002-0080; to include two additional commercial office buildings
and eliminate seven multi -family units at 7005 Morro Road (APN 031-052-024); and,
WHEREAS, Mitigated Negative Declaration 2003-0010 was certified by the
Planning Commission on March 18, 2003 in accordance with the requirements of the
California Environmental Quality Act (CEQA); and,
WHEREAS, the site's General Plan Designation is GC (General Commercial); and,
WHEREAS, the site's current zoning district is CP / PD -3 (Commercial Professional
with a Planned Development #3 overlay); and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject
Conditional Use Permit application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
projects; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing
held on November 18, 2003, studied and considered the amendment to CUP 2002-0080, and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Re -certification of Mitigated Negative Declaration. The Planning
Commission of the City of Atascadero hereby finds that the proposed amendment is
consistent with Mitigated Negative Declaration 2003-0010.
Planning Commission Resolution 2003-0115
November 18, 2003
Page 2 of 18
SECTION 2. Findings for approval of Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project is consistent with the General Plan; and,
2. The proposed project satisfies all applicable provisions of the Zoning
Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in this particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or
injurious to property or improvements in the vicinity of the use; and,
4. The proposed project will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume
of the surrounding neighborhood that would result from the full development
in accordance with the Land Use Element.
BE IT FURTHER RESOLVED, that the Planning Commission does hereby
approve the proposed revisions to Conditional Use Permit 2002-0080 subject to the following
Exhibits:
EXHIBIT A:
Mitigated Negative Declaration
EXHIBIT B:
Conditions of Approval
EXHIBIT C:
Site Plan
EXHIBIT D:
Conceptual Landscape Plan
EXHIBIT E:
Commercial Elevations
EXHIBIT F:
Commercial Color and Materials
Planning Commission Resolution 2003-0115
November 18, 2003
Page 3 of 18
On motion by Commissioner , and seconded by Commissioner
the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: (0 )
NOES: (0 )
ABSENT: (0 )
ABSTAIN: (0 )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
Planning Commission Resolution 2003-0115
November 18, 2003
Page 4 of 18
EXHIBIT A: Draft Mitigated Negative Declaration 2003-0010
Planning Commission Resolution 2003-0115
November 18, 2003
Page 5 of 18
EXHIBIT B: Amended Conditions of Approval
CUP 2002-0080
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CUP 2002-0080
PS:Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attomey
Standard Conditions
1. The approval of this use permit shall become final and
BP
PS
effective for the purposes of issuing building permits,
provided the required conditions of approval have been
satisfied, fourteen (14) days following the Planning
Commission approval unless prior to the time, an appeal to
the decision is filed as set forth in Section 9-1.111(b) of the
Zoning Ordinance.
2. Approval of this Conditional Use Permit shall be valid for
BP
PS
twelve (12) months after its effective date. At the end of the
period, the approval shall expire and become null and void
unless the applicant has received a building permit or
applied for an extension of entitlement.
3. The granting of this Conditional Use Permit shall apply to
Ongoing
PS
APN 031-052-024, regardless of owner.
4. The Community Development Department shall have the
BP
PS
authority to approve minor changes to the project that (1)
increase the square footage of the project by less than 10%,
(2) result in a superior site design or appearance, and/or (3)
address a construction design issue that is not substantive
to the Conditional Use Permit.
Project Conditions
5. Office buildings facing Morro Road shall be setback 10 feet
from the right-of-way and shall provide a minimum 5 -foot
landscape area between the rear of the buildings and the
pedestrian path.
6. Parking:
■ Parking spaces #39 and #35 shall be relocated and a
minimum 10 -foot landscape area shall be provided
between the parking area and the Atascadero Ave
property line.
■ Parking spaces shall be added to the center landscape
area to meet zoning ordinance requirements of a
minimum of 1 space per every 300 square feet of office
space.
■ Parking stalls within the central landscape island shall
Planning Commission Resolution 2003-0115
November 18, 2003
Page 6 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
be shaded with a minimum of 5 shade trees, subject to
staff approval.
7. Trash enclosures shall be relocated to accommodate the
additional parking spaces within the central landscape island
and shall include the following:
■ All enclosures shall be constructed of decorative split -
face block to match the brick accent material of the
proposed buildings, subject to staff approval.
■ Doors shall be constructed of solid metal material,
subject to staff approval.
8. Maintenance Requirement. A maintenance agreement for
BP
PS
all landscaping, building exteriors, accessory structures,
parking areas and other common facilities shall be approved
by the Community Development Director and City Attorney
prior to final occupancy
8. The applicant shall record a lot line adjustment to remove
BP
PS
any conflicts with building locations consistent with the
Master Site Plan
9. All subsequent Tentative Maps and construction permits
BP/FM
PS
shall be consistent with the Master Plan of Development
contained herein.
10. All exterior elevations, finish materials and colors shall be
BP
PS
consistent with the Master Plan of Development as shown in
Exhibit E and F with the following changes:
a) The rear fagade of the commercial buildings facing
Atascadero Ave shall include a storefront entrance and
storefront windows consistent with the front facades.
b) Signage for the rear of the buildings affronting
Atascadero Ave shall be placed above the parking lot
entrances for each tenant space and shall be limited in
size to 20 square feet.
11. All site development and landscaping shall be consistent
BP
PS
with Exhibit C and D with the following additions:
a) London Plane trees shall be planted along the street
frontage.
b) Evergreen trees shall be planted every 30 -feet on center
along the rear property line.
c) A final Landscape plan shall be submitted to the
Community Development Department for review and
Planning Commission Resolution 2003-0115
November 18, 2003
Page 7 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
approval prior to building permit approval consistent
with the revised site plan and consistent with conceptual
landscape/site plan shown in Exhibit D and to include
the following:
■ London Plane trees shall be installed along the
Atascadero Ave frontage at a spacing of 30 feet on
center.
■ A minimum of 5 london plane trees shall be
installed within the central landscape island.
■ All street trees shall be 24" box in size.
12. All site work, grading and site improvements shall be
BP
PS
consistent with the Master Plan of Development as shown in
Exhibit G.
13. All exterior lighting shall consist of decorative full cut off
BP/FO
PS
1.a.1.
lighting fixtures with flat or recessed lens. Parking lot lights
will be shielded to prevent off site glare.
14. An outdoor employee eating areas with a permanent
BP/FO
PS
3AA
decorative table/picnic bench and shade trees will be
provided as shown on the site plan and to include the
following:
■ A minimum of 5 shade trees shall be planted within the
central landscape island.
■ 3 commercial grade picnic benches or other appropriate
eating facilities shall be included in the central
landscape island/employee eating area, subject to staff
approval.
■ Shrubs shall be installed as a buffer between the eating
area and the parking stalls, subject to staff approval.
15. Bicycle storage racks shall be provided for the site. The bike
BP/FO
PS
3.d.3.
racks shall be located in a convenient and secure location.
16. West facing shade trees shall be planted at 30 -foot intervals
BP/FO
PS
3.d.1.
along the perimeter of the parking spaces between the
parking lot and the commercial buildings. The trees shall be
shown on a revised landscape plan.
17. A reciprocal access, drainage, utility, and parking easement
FO
PS
shall be recorded for the site.
Planning Commission Resolution 2003-0115
November 18, 2003
Page 8 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
18. All HVAC equipment shall be ground mounted and screened
Ongoing
PS
from public view
19. All electrical meters and utility equipment shall be painted to
BP/FO
PS
match the building and screened with landscaping.
20. All commercial signage shall be subject to the following:
BP
PS
a) Individual tenant signs shall be located on building walls
as shown on the project elevations.
b) A common monument may be provided on Morro Road
for tenant identification.
21. The project shall be conditioned to comply with all applicable
BP
PS
District regulations pertaining to the control of fugitive dust
(PM -10) as contained in section 6.4 of the Air Quality
Handbook. All site grading and demolition plans notes shall
list the following regulations:
A. All material excavated or graded shall be sufficiently watered
to prevent excessive amounts of dust. Watering shall occur
at least twice daily with complete coverage, preferably in the
late morning and after work is finished for the day.
B. All clearing, grading, earth moving, or excavation activities
shall cease during periods of high winds (i.e. greater than 15
mph averaged over one hour) so as to prevent excessive
amounts of dust.
C. All material transported off-site shall be either sufficiently
watered or securely covered to prevent excessive amounts
of dust.
D. The area disturbed by clearing, grading, earth moving, or
excavation operations shall be minimized so as to prevent
excessive amounts of dust.
E. Permanent dust control measured identified in the approved
project revegetation and landscape plans shall be
implemented as soon as possible following completion of
any soil disturbing activities.
F. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading shall be
sown with fast -germinating native grass seed and watered
until vegetation becomes established.
G. All disturbed areas not subject to revegetation shall be
stabilized using approved chemical soil binders, jute netting,
or other methods in advance by the APCD.
H. All roadways, driveways, sidewalks, etc. to be paved shall
be completed as soon as possible. In addition, structural
foundations shall be completed as soon as possible
Planning Commission Resolution 2003-0115
November 18, 2003
Page 9 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
following building pad construction.
I. On-site vehicle speed shall be limited to 15 mph for any
unpaved surface.
J. All unpaved areas with vehicle traffic shall be watered at
least twice per day, using non -potable water.
K. Streets adjacent to the project site shall be swept daily to
remove silt which may have accumulated from construction
activities so as to prevent excessive amounts of dust from
leaving the site.
L. Wheel washers may be required when significant offsite
import or export of fill is involved.
22. All lighting shall be designed to eliminate any off site glare.
BP
PS
1.a.1.
All exterior site lights shall utilize full cut-off, "hooded" lighting
fixtures to prevent offsite light spillage and glare.
23. All construction activities on the site shall comply with City
BP
PS
Noise Ordinance for hours of operations. Permitted
construction hours will be noted on all construction plans.
Fire Department Conditions
24. Provide a minimum 28 -foot inside radius and 48 -foot outside
BP
BS
radius for fire truck access. A fire truck turn around
hammerhead shall be provided within the commercial
parking lot area.
25. Fire hydrant spacing shall be provided per the requirements
BP
BS
of the Uniform Fire Code.
26. All curbs shall indicate "Fire Lane — No Parking" on interior
BP
BS
driveways.
27. Provide a Knox Box for Fire Department access at each
BP
BS
commercial building. Note on plan that location of the Knox
Box is to be at discretion of the Fire Authority. Contact the
Fire Authority for purchase forms. Provide emergency
contact information and an access key for Knox Box prior to
calling for final inspection.
Building Services Conditions
28. On-site retaining walls are to be designed by a registered
BP
BS
Civil Engineer or Architect. Wall designs shall address
specific site conditions. Provide calculations and detailing of
each and every wall configuration proposed. Consider any
surcharge loads, such as those due to sloping backfill or
Planning Commission Resolution 2003-0115
November 18, 2003
Page 10 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
buildings.
29. A soils investigation prepared by a licensed Geotechnical
BP
BS
Engineer is to be provided for the project. The report shall
address, at minimum, the soils and geology as it relates to
the driveway, the building pad and residence, the septic
system, and any proposed retaining walls. The report is to
be provided at the time of building permit submittal along
with the building plans for review by the Building Division.
Recommendations contained in the report are to be
incorporated into the project plans.
30. An accessible route shall be provided and maintained by the
BP
BS
applicant connecting all accessible entrances at all buildings,
accessible parking facilities, transportation facilities,
passenger loading zones, taxi stands, public streets and
sidewalks as required by CABO/ANSI A117.1. This shall
apply to all structures on all separate properties.
City Engineer Public Improvements (Project Frontage)
31. Morro Road. Full frontage improvements are required with
BP
CE
this development. Caltrans and the City of Atascadero
shall approve the design. These include curb, gutter, and
sidewalk and pave out of an additional travel lane with
adequate width for parking and bicycles. Morro Road was
recently overlayed by Caltrans. The new paving shall
match the existing edge of the recent overlay. Public
Improvement plans shall be submitted detailing the
design. Cross sections shall be submitted detailing the
existing and proposed cross fall on EI Camino Real.
32. Atascadero Ave. Atascadero Ave has a Minor Arterial
BP
CE
designation in the Circulation Element. Full frontage
improvements of this road are required with this
development. This includes curb, gutter, sidewalk and
pave out to standard drawing no. 406.
The existing surface of Atascadero Ave is in poor
condition and the wearing surface is gone. Per
Atascadero Municipal Code Section 9-4.160 the entire
width of existing Atascadero Ave will be overlayed with 2
inches of asphalt per City Engineering Standards.
Public Improvement plans shall be submitted detailing the
design. Cross sections shall be submitted detailing the
existing and proposed cross fall on EI Camino Real.
33. Intersection of Morro Road and Atascadero Ave. The
exiting signal shall be relocated to the approval of the City
Engineer and Caltrans. The design shall conform to
Caltrans and City of Atascadero Engineering Standards. A
striping plan shall be submitted with the off site
Planning Commission Resolution 2003-0115
November 18, 2003
Page 11 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
BL: Business License
PS: Planning Services
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
construction document for the entire intersection.
34. All public improvements shall be constructed in
BP
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conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or as
directed by the City Engineer.
Drainage
35. This project proposes to use an existing storm drain on
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the east side of Morro Road for storm water conveyance.
The existing storm drain is a 48" Corrugated Plastic Pipe
(CCP). Above the 48" CCP, a 24" CCP is to be
constructed. The 24" CCP will be used to collect on site
and off site storm water and convey it to the 48" CCP.
The storm drain system will be designed per plans and
drainage calculations for the Highway 41/Atascadero Ave
Storm Drain by North Coast Engineering on file at the
City of Atascadero Public Works Department. The plans
are dated May 13, 1997 and the calculations are dated
February 1997.
Existing offsite storm waters flow across the property this
project is located on. Improvements for this project shall
be designed to convey these flows to the 48" CCP in
Morro Road.
Existing surface and underground storm flows enter this
property from Atascadero Ave. Improvements for this
project shall be designed to convey these flows to the 48"
CCP in Morro Road.
36. Drainage calculation. Drainage calculations shall be
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produced considering all areas tributary to this property.
These calculations shall be in conformance the City of
Atascadero Engineering Standards. Submit calculations to
support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10 -year flow with
gravity flow; the 25 -year flow with head, and provide safe
conveyance for the 100 -year overflow.
37. A Storm Water Pollution Prevention Plan shall be
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produced and approved by the Regional Water Quality
Control Board and the City of Atascadero. These plans
shall recommend mitigation measure during and after
construction to eliminate point and non point source
pollution into the 48" CCP. The use on onsite grading
feature to pond and percolate storm water is
recommended. A filter system, mechanical or non, shall
be installed with this project. This system shall comply
with the intent of National Pollution Discharge Elimination
System, Phase 11 requirements.
Planning Commission Resolution 2003-0115
November 18, 2003
Page 12 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
38. Obtain approval by the City Engineer of the grading &
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drainage plan and the storm drain design & facilities.
39. Acquire drainage easements where needed. Drainage
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shall cross lot lines only where a drainage easement has
been provided.
40. Concentrated drainage from off-site areas shall be
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conveyed across the project site in drainage easements.
City Engineer Standard Conditions
41. The applicant shall enter into a Plan Check & Inspection
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agreement with the City.
42. The applicant shall be responsible for the protection,
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relocation and/or alteration of existing utilities.
43. The applicant shall install all new utilities (water, gas,
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electric, cable TV and telephone) underground.
44. The applicant shall monument all property corners for
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construction control and shall promptly replace them if
disturbed.
45. Prior to issuance of building permits, the applicant shall
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submit a grading and drainage plan with a separate sheet(s)
devoted to sedimentation and erosion control, prepared
by a registered civil engineer for review and approval by the
City Engineer.
46. Prior to the final inspection, all outstanding plan check and
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inspection fees shall be paid.
47. Prior to the final inspection, the applicant shall submit a
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written statement from a registered civil engineer that all
work has been completed and is in full compliance with the
approved plans and the Uniform Building Code (UBC).
Wastewater Conditions
48. Drainage piping serving fixtures which have flood level rims
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WW
located below the elevation of the next upstream manhole
cover of the public or private sewer serving such drainage
piping shall be protected from backflow of sewage by
installing an approved type backwater valve Fixtures above
such elevation shall not discharge through the backwater
valve.
49. The sewer laterals across Morro Road shall be constructed
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per Caltrans Standards and inspected by Caltrans and the
Planning Commission Resolution 2003-0115
November 18, 2003
Page 13 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
City of Atascadero.
50. All sewer main taps will be done by the City of Atascadero.
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The developers shall pay a sewer tap fee.
51. Sewer connection permit shall be issued separately (from
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building permit) after public sewer extension has been
completed and has received a satisfactory final Public
Works inspection. Final project inspection shall be
contingent upon completion of the public sewer extension
and Public Works final inspection.
Solid Waste
52. Atascadero Waste Alternative shall approve the location,
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size and design of all solid waste facilities. The facilities shall
include room for recycling and green waste containers. The
location of the facilities will take into account the collection of
the solid waste.
Atascadero Mutual Water Company (AMWC):
53. Prior to the issuance of building permits, the applicant shall
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AMWC
submit plans showing the water distribution facilities required
to serve the project for review and approval by the
Atascadero Mutual Water Company. The plans shall show
all facilities required for fire protection. The plans shall show
all cross -connection devices required to isolate the fire
protection and landscape irrigation systems form domestic
water systems. Prior to approval of the water system plans
by Atascadero Mutual Water Company, the applicant shall
pay all current installation and connection fees required by
the Atascadero Mutual Water Company.
54. Prior to recording the parcel map the applicant shall obtain a
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AMWC
"Will Serve" letter from Atascadero Mutual Water Company.
55. All water distribution facilities shall be constructed in
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AMWC
conformance with Atascadero Mutual Water Company
standards, policies and approved procedures. All cross -
connection devices shall be constructed in conformance with
AWWA and Department of Health Services standards.
56. If on site fire hydrants are required by the fire department, a
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AMWC / BS
water main line extension may be required.
57. Separate services shall be provided for each parcel. If
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AMWC
buildings are to be condos separate meters for each unit will
be required.
Planning Commission Resolution 2003-0115
November 18, 2003
Page 14 of 18
Conditions of Approval / Mitigation Monitoring
Timing
Responsibility
Mitigation
Program
/Monitoring
Measure
CVP 2002-0080
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
Planning Commission
58. The two Sycamore trees on the Atascadero Avenue
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frontage shall be preserved unless the City Engineer
determines based on an arborist recommendation that the
surface root problems damaging the street surface cannot
be corrected.
Planning Commission Resolution 2003-0115
November 18, 2003
Page 15 of 18
EXHIBIT Q Site Plan
Previously
Approved
Commercial/office
buildings
a
I
Additional
Parking
conditioned
1 ;
•YORPO ROAD gIrAY {t)
Proposed
�..:^ A
Ravision
Planning Commission Resolution 2003-0115
November 18, 2003
Page 16 of 18
EXHIBIT D: Conceptual Landscape/Site Plan (Previous Approval)
Planning Commission Resolution 2003-0115
November 18, 2003
Page 17 of 18
EXHIBIT E: Commercial Elevations
FRONT
i
zr
REAR
SIDE
1170
27'.2'r 3
i z
� y
`� 3
Planning Commission Resolution 2003-0115
November 18, 2003
Page 18 of 18
EXHIBIT F: Commercial Color and Materials
%33 PURE IVORY (BASE 1001
!F2—] 7/8" STUCCO
o/WIRE/PAPER LATHE
w/ MONTEREY FINISH
(LA HABRA "SANDSTONE)
3❑ 3/8" STUCCO
0/MASONRY
w/ MONTEREY FINISH
(LA HABRA "PURE IVORY')
'4 PRECAST CONCRETE WAINSCOTE 1
TYP op WEST ELEVATION
1 STONE KOTE'
SIMULATED CONCRETE
WINDOW TRIM N
(IYP. 0 WINDOWS ON WEST)
wb
THIN BRICK VENEER
"CITYHALL"
BY ROBINSON BRICK CO.
STOREFRONT ALUMINUM FRAMES
(BRONZE -ANDD.) TYPICAL
1 -
I e I EPS ARCHITECTURAL SHAPE
w/ STUCCO FINISH
(LA HABRA SANDSTONE")
D-STONE KOTE"
ROSETTE
TYPICAL • LIGHTS
1p
"Monier" Espana
-
CONCRETE ROOF TILE
Tti
(Sunrise)
.�{
11
16 " "goose neck" Lamp
` ! f
12
"Mont er"Espana
CONCRETE ROOF TILE
u"+
(Sunrise)