Loading...
HomeMy WebLinkAboutPC_2003-12-02_AgendaPacketCITY OFATASCADERO PLANNING COMMISSION AGENDA Regular Meeting December 21 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 18, 2003. 2. ACCEPTANCE OF FINAL MAP 2003-0065: TTM 2003-0040 FOR CORNER OF PUEBLO AND SAN LUIS AVENUES (GEARHART/WILSON) 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. 3. TPM 2003-0046: 9055 La Canada 2 -lot (Nelson) Applicant: Nolan Nelson, 9055 La Canada, Atascadero, CA 93422, Phone: 466-7891 Project Title: Tentative Parcel Map 2003-0046 Project 9055 La Canada, Atascadero, CA 93422, San Luis Obispo County Location: APN 050-021-028 Project A proposed subdivision of an existing 7.82 gross acre lot into two individual parcels of Description: 3.91 gross acres each. The site is currently developed with a single-family residence that Location: will be confined to one lot to allow the new lot to be developed with a single-family Project residence. The parcels are moderately to steeply sloped and contain vegetation and Description: native oak trees. Onsite septic will serve the property and water is available from Atascadero Mutual Water Company. General Plan Designation: Residential Suburban (RS) Zoning District: Rural Estate (RE) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Negative Declaration is available for public review from Determination: 10/28/03 through 11/16/03 at 6500 Palma Avenue, Community Development Determination: Department, Room 104, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 4. CUP 2003-0119: El Camino Real Retirement Hotel Applicant: San Luis Obispo Non -Profit Housing Corporation Contact: George Moylan P.O. Box 13657, San Luis Obispo, CA 93406 Phone: 805/597-5302 Project Title: Conditional Use Permit 2003-0119 Project 9705 El Camino Real, Atascadero, CA 93422, San Luis Obispo County Location: APN 030-472-09 Project A proposed two-story 19 -unit multi -family hotel complex for low-income senior Description: citizens on a 0.92 acre site. The building will include a 730 square foot community room, elevator, and laundry facilities on each floor. There will be 19 covered parking spaces and 6 guest parking spaces. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) Proposed Environmental Categorically Exempt Class 32 (CEQA Section15332): Infill Development. Determination: COMMISSIONER COMMENTS & REPORTS 5. DOVE CREEK STUDY SESSION COMMENTS Staff will collect any Commissioner's comments related to the Dove Creek Study Session held on November 19, 2003. 1111 t-] Due] 001 I 2 Oki 010171 6. 3F MEADOWS TREE PROTECTION STATUS REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be December 16, 2003 at City Hall in the 4ch Floor Rotunda, 6500 Palma Avenue, Atascadero. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at/or prior to this public hearing. \\Cityhall\CDvlpmnt\— PC Agendas\PC 2003\PC Agenda. 11-18-03.word.am.doc 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). \\Cityhall\CDvlpmnt\— PC Agendas\PC Agenda - Welcome and meeting information rev. 11-03.am.doc ITEM NUMBER: 1 DATE: 12/02/03 DRAFT CITY OF A TASCADERO PLANNING COMMISSION MINUTES Regular Meeting November 18, 2003 — 7:00 P.M. CALL TO ORDER Chairperson Fonzi called the meeting to order at 7:02 p.m. and Commissioner Bentz led the Pledge of Allegiance. ROLL CALL Present: Commissioners Bentz, Beraud, Jones, O'Keefe, Porter, Vice Chairperson Kelley and Chairperson Fonzi Absent: None Staff: Community Development Director Warren Frace, Planning Services Manager Steve McHarris, Associate Planner Kelly Gleason, Associate Planner Kerry Margason and Recording Secretary Grace Pucci. APPROVAL OF AGENDA MOTION: By Commissioner Bentz and seconded by Vice Chairperson Kelley to approve the agenda. AYES: Commissioners Bentz, Beraud, O'Keefe, Porter, Kelley and Chairperson Fonzi NOES: None ABSTAIN: Commissioner Jones Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT James Carpenter, 8200 Casita Road, questioned a Subdivision Review Board determination on his property dating from 1982. Mr. Carpenter distributed a handout regarding his concerns to the Commission. (Exhibit A) Eric Greening 7365 Valle, asked about the schedule for the joint study session of the City Council and Planning Commission to be held tomorrow. Chairperson Fond closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON NOVEMBER 4, 2003. MOTION: By Commissioner Bentz and seconded by Vice Chairperson Kelley to approve the consent calendar. AYES: Commissioners Bentz, Beraud, Porter, O'Keefe, Kelley and Chairperson Fonzi NOES: None ABSTAIN: Commissioner Jones Motion passed 6:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS 3. 2_ Tentative Parcel Man 2003-004R! 8710 Old Vtantn Rncn Rd 2 -Int (Ralrlwin) 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. General Plan Designation: SFR -Y Planning Services Manager Steve McHarris provided the staff report and answered questions of the Commission. PUBLIC COMMENT Skip Touchon, Twin Cities Surveys, applicant's representative, stated the applicant was in agreement with the staff report. Mr. Touchon answered questions of the Commission. Jerry McDaniel, 9119 San Gabriel Road, stated he was in favor of this proposal, but suggested the area be zoned down to % acre or less as this would be more in line with the surrounding properties. Eric Greening raised several issues regarding the project: 1) help with placement for the individual who currently resides in the second unit, which is considered to be affordable, and 2) permitting showers in workshops should be re -considered by the Commission. Chairperson Fonzi closed the Public Comment period. Commissioner Jones agreed with Mr. Greening's comments regarding allowing showers in workshops and stated he was in favor of the project. Commissioner Beraud asked that a condition be added allowing the current tenant of the second unit sufficient time to find housing. Vice Chairperson Kelley indicated that 60 days notice must be given to the tenant if they have been in the unit over one year. MOTION: By Commissioner O'Keefe and seconded by Commissioner Jones to adopt Resolution No. PC 2003-0114 approving Tentative Parcel Map 2003-0048, 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 with the addition of the clarification of Condition 8. b., and the addition of Fire Department Condition No. 28. AYES: Commissioners O'Keefe, Jones, Beraud, Porter, Bentz, Kelley and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. Zoning District: RFS -Y Proposed This project is exempt from CEQA per CEQA Guideline 15315. Environmental Determination: Planning Services Manager Steve McHarris provided the staff report and answered questions of the Commission. PUBLIC COMMENT Skip Touchon, Twin Cities Surveys, applicant's representative, stated the applicant was in agreement with the staff report. Mr. Touchon answered questions of the Commission. Jerry McDaniel, 9119 San Gabriel Road, stated he was in favor of this proposal, but suggested the area be zoned down to % acre or less as this would be more in line with the surrounding properties. Eric Greening raised several issues regarding the project: 1) help with placement for the individual who currently resides in the second unit, which is considered to be affordable, and 2) permitting showers in workshops should be re -considered by the Commission. Chairperson Fonzi closed the Public Comment period. Commissioner Jones agreed with Mr. Greening's comments regarding allowing showers in workshops and stated he was in favor of the project. Commissioner Beraud asked that a condition be added allowing the current tenant of the second unit sufficient time to find housing. Vice Chairperson Kelley indicated that 60 days notice must be given to the tenant if they have been in the unit over one year. MOTION: By Commissioner O'Keefe and seconded by Commissioner Jones to adopt Resolution No. PC 2003-0114 approving Tentative Parcel Map 2003-0048, 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 with the addition of the clarification of Condition 8. b., and the addition of Fire Department Condition No. 28. AYES: Commissioners O'Keefe, Jones, Beraud, Porter, Bentz, Kelley and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. 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. Associate Planner Kelly Gleason provided the staff report and answered questions of the Commission. PUBLIC COMMENT Kelly Gearhart, 6205 Alcantara, applicant, answered questions of the Commission. Eric Greening agreed that the project was well designed and commented on staff analysis of revenue benefits to the City. He questioned if there were an increase in total hard-scaping and whether additional drainage would be needed if there were. Chairperson Fonzi closed the Public Comment period. Commissioner Beraud discussed the changes she had suggested to Mr. Gearhart regarding methods for increasing green space and decreasing the encroachment into the residential area. There was Commission discussion regarding Commissioner Beraud's suggestions. MOTION: By Vice Chairperson Kelley and seconded by Chairperson Fonzi to adopt 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 Road. AYES: Commissioners O'Keefe, Jones, Beraud, Porter, Bentz, Kelley and Chairperson Fonzi NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. COMMISSIONER COMMENTS & REPORTS Vice Chairperson Kelley asked about the traffic study for the apartments on San Diego Road. Director Frace indicated that this item is on staff s list of future reports to the Commission. Commissioner Beraud asked if a date had been set for 3F Meadows. Director Frace stated that there would be a presentation at the next Commission meeting regarding tree protection and removals on the site. Commissioner O'Keefe raised the issue of the 11:00 adjournment as discussed at the last Commission Meeting. There was Commission discussion on the issue. No further staff action was deemed necessary on this item. Chairperson Fonzi asked if a homeless shelter has been approved for the north end of town. Community Development Director Frace stated that this was not the case, but a Conditional Use application has been submitted for a homeless shelter on this end of town. 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. Community Development Director Warren Frace gave a brief report on this item and explained the process for tonight's discussion. Adam Scattini, owner of Lube and Go in Paso Robles, made a presentation on his proposal to the Commission. Mr. Scattini answered questions of the Commission and asked for some feedback from the Commission before he proceeds with the CUP application. Commissioners made the following comments on the proposal: Commissioner O'Keefe stated that this site was not an entertainment area, but rather a shopping center; she indicated that this use is appropriate for a shopping center and with good design the building could be buffered and tied in to the site. Vice Chairperson Kelley commented that he would have no problem looking at the CUP application, but there are some issues that should be addressed such as traffic, use of parking lot, and placement of the building. Commissioner Jones indicated that he has difficulty with this type of use in that area. His vision is for retail/restaurant storefront type uses. Commissioner Bentz stated that he is in support of staffs position and does not feel this is a compatible use. He would prefer to see something more compatible with the existing businesses. Vice Chairperson Kelley stated his agreement with Commissioner O'Keefe's comments regarding this type of facility in a shopping center. Commissioner Porter stated he has no problem with this type of use and that the design would be the determining factor for any future decision. He feels this type of business is compatible in this location. Commissioner Beraud agreed with staffs comments regarding thinking in the long-term, and she would like to see staff help the applicant find an alternate location. Chairperson Fonzi would like to see all the facilities turned around and facing the back of the lot rather than the front. She would prefer this to go through with a sunset clause on the CUP. Director Frace reminded the Commission about the joint study session tomorrow on the Dove Creek project and reviewed upcoming Planning Commission agendas. ADJOURNMENT Chairperson Fonzi adjourned the meeting at 8:22 p.m. to the next regularly scheduled meeting of the Planning Commission on December 2, 2003. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibits are available for review in the Community Development Department: Exhibit A — James Carpenter, Packet on Lot Line Adjustment \\Cityhall\CDvlpmnt\— PC Minutes\PC Minutes 03\PC Draft Mintues. 11-18-03.gp.doc Planning Commission Staff Report ITEM NUMBER: 2 DATE: 12/9/03 Acceptance of Final Map 2003-0065 Tract 2583 (TTM 2003-0040) Corner of Pueblo and San Luis Avenue Gearhart/Wilson RECOMMENDATION: Staff Recommends: Planning Commission accept Final Map 2003-0065 (Tract Map 2583) DISCUSSION: On November 11, 2003, the Planning Commission adopted Resolution No. PC 2003-0109 approving Tentative Tract Map 2003-0040 (Tract 2583), a request to subdivide one parcel totaling 24,282 feet (0.55 acres) into three parcels of 6,870 square feet, 6,278 square feet and 11,133 square feet, based on findings and conditions. According to Section 11-4.42 of the Municipal Code, the Planning Commission is the advisory agency charged with approval of all final maps without dedications. No offers of dedication have been made with this map. Staff has determined that the final map is consistent with approved Tentative Tract Map. ATTACHMENTS: Exhibit A: Final Map 2003-0065 (Tract 2583) Exhibit A Final Map 2003-0065 (Tract 2583) Northwest Corner of Pueblo and San Luis Avenue Kelly Gearhart/Morro Road Homes, LLC 5 I 1 L I -J ' 8 e� 2 F I 1 .t� 4 \ q l i I i 19.I g g pQ o=�i7 H i P11 WP UlfFl I 1 L I -J ' 8 e� 2 F I 1 .t� 4 \ q l i I i 19.I g g pQ � • I a i UlfFl di - � 1 ncu X.K[a • I ms y{}{¢ S 1213 r¢ 92 f' I S 1 1 1 f �r \ & • 101E ) .KK[a M � , s5� b I _ -- -1 we lrra 1� .wan . s7NIavJO sbve 1 1 L I -J ' 8 e� 2 F � Z .t� 4 \ q i 19.I g g pQ � • I a i UlfFl A x si�S=,,,a.•.w -` _ -- -1 we lrra 1� .wan . s7NIavJO sbve 1 I I 16 I Planning Commission Staff R Public Hearing SUBJECT: ITEM NUMBER: 3 DATE: 12/02/03 ort Tentative Parcel Map 2003-0046 (AT 03-0161) 9055 La Canada (Nelson) TENTATIVE PARCEL MAP 2003-0046: Proposed subdivision of one existing parcel totaling approximately 7.82 acres into two parcels of 3.91 and 3.91 acres, gross. The site is currently developed with a single-family residence. The existing improvements will be confined to one lot allowing development of a single-family residence on the remaining lot. RECOMMENDATION: Staff Recommends: The Planning Commission adopt Resolution No. PC 2003-0116, certifying the proposed Mitigated Negative Declaration 2003-0050 and approving Tentative Parcel Map 2003-0046, a request to subdivide two parcels totaling 7.82 acres into two parcels of 3.91 and 3.91 acres, gross, based on findings and subject to conditions. Add a condition stating: "All future development on slopes over 20% shall be stepped into the building area to minimize cut and fill slopes. Pad grading will be allowed for the garage area only. SITUATION AND FACTS: 1. Applicant/Owners: Nolan & Sara Nelson, 9055 La Canada, Atascadero, California 93422, Phone: (805) 466-7891 2. Representative: Dan Stewart Associates, P.O. Box 2038, Paso Robles, California 93447, Phone: (805) 238-0700 3. Project Address: 9055 La Canada, Atascadero, California 93422 4. General Plan Designation: RE (Rural Estate) ITEM NUMBER: 3 DATE: 12/02/03 5. Zoning District: RS (Residential Suburban with a minimum lot size of 3.590 acres) (gross). 6. Site Area: 7.82 Acres (gross) 7. Existing Use: Developed with a single family residence 8. Environmental Status: Proposed Negative Declaration posted October 28, 2003 - review period ended November 16, 2003. San Gregorio Road La Canada Road Project Site 1 r Site description: The site is moderate to steeply sloping and is located on the south side of La Canada, backing up to Del Rio Road. Proposed Parcel 1 is currently developed with a single-family residence. ITEM NUMBER: 3 DATE: 12/02/03 View of the property from proposed Parcel 2 looking west towards the existing residence DISCUSSION: Subdivision Design: The subdivision will divide one existing lot into two parcels. The resulting parcels will share an access point off of La Canada, over a short easement. Proposed Parcel 1 will then be granted an easement across Parcel 2 over the existing driveway, for access. Both resulting parcels will exceed the 3:1 depth to width ratio. However, the proposed width of the two parcels will exceed 200 feet and will not be detrimental to neighboring parcels. In addition, the depth to width ratio will not impede future development as the majority of the property is encumbered by a Pacific Gas and Electric easement that renders the property unbuildable. ITEM NUMBER DATE: o � ofib Yf ig s s ti l6 e k js a c kblk e Cr is ! n Proposed New 9 ' Development Area PG&E Easements P o I P � I , I N Parcel ! Parcel 1 ..t .6 I .,oa.. _._w Existing Development §t o I , PROPOSED TENTATIVE PARCEL MAP 3 ITEM NUMBER: 3 DATE: 12/02/03 The existing improvements on the site will be confined to proposed Parcel 1. The tentative parcel map has identified a potential building site on proposed parcel 2. The site consists of average slopes of 22%. The Planning Commission may want to consider adding a condition to the parcel map that requires all future development on slopes over 20% to be stepped into the building site with pad grading restricted to the garage area only. Such a condition would be consistent with Policy 5.2 of the General Plan. Percolation tests indicate that each lot is suitable for an engineered onsite septic system. Atascadero Mutual Water Company will provide water to the potential new residences at the time of development. Future utilities to the new lots will be required to be placed underground and located within the driveway area to reduce any potential impacts to native vegetation. Future development has been designed to avoid impacts to native vegetation; however, there are several oak trees on the property. The applicant has provided a letter from a certified arborist stating that it appears future construction can be accommodated on the site without impacts, but at application for building permits, a certified arborist shall reinspect the site to insure that construction does not encroach into drip lines. The project has been conditioned to require reinspection at the time of building permits (Planning Condition 9). The subdivision is consistent with the General Plan Rural Estate land use designation and Residential Suburban zoning regulations with a minimum lot size of 3.590 acres, gross, based on the minimum lot size criteria. Public Improvements: The City Engineer is not requesting public improvements with this parcel map application, however, the project has been conditioned to overlay La Canada frontage to the centerline plus 10 feet, prior to recordation of the final map, if the City Engineer deems it necessary. Environmental Review: The Initial Study concludes that there will be no significant harm to the environment as a result of this subdivision. A proposed Mitigated Negative Declaration has been prepared for the project and certification of the Mitigated Negative Declaration is included in draft Planning Commission Resolution 2003-0116. CONCLUSIONS: The subdivision, as conditioned, is consistent with the 2002 General Plan and Zoning Ordinance. The parcel configurations are consistent with the Subdivision Ordinance requirements with the finding that the depth to width ratio will not be detrimental to neighboring properties and will not impede future development. The size and shape of the proposed lots are consistent with the character of the immediate neighborhood. Staff recommends the Planning Commission approve the tentative parcel map as conditioned. ALTERNATIVES: ITEM NUMBER: 3 DATE: 12/02/03 1. The Commission may approve the subdivision subject to additional or revised project conditions. The Commission's motion to approve needs to include any new or revised project conditions. 2. The Commission may deny the subdivision if it is found to be inconsistent with the General Plan or any of the other required findings. The Commission's motion to deny must include a finding basis for denial. 3. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. PREPARED BY: Kerry Margason, Associate Planner ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 -- Letter from Arborist Attachment 3 -- Draft Resolution PC 2003-0116 ATTACHMENT 1: Location Map (General Plan / Zoning) TPM 2003-0046 9055 La Canada Project Site: 9055 La Canada GP: RE (Rural Estate) Zoning: RS (Residential Suburban) San Gregorio Road t -,— ` La Canada Road \` Project �\ Site \ f ITEM NUMBER: 3 DATE: 12/02/03 %\ Del Rio Road ATTACHMENT 2: Arborist Letter dated October 24, 2003 TPM 2003-0046 9055 La Canada ITEM NUMBER DATE: 12/02/03 1615 Lupine Lane, Templeton, California 93465 Date: 10/24/03 To: Nolan Nelson From: Chip Tamagni Steven Alvarez Certified Arborists Re: Lot Split for 9055 La Canada, Atascadero, CA This report is in regards to the proposed lot split (TEN 2003-0046) for APN 050- 021-028. On 10-23-03, we visited the property to examine the proposed house site and determine if there are potential impacts to the native oak trees. There is a large open space on this property that could easily be utilized for the home placement. As long as the house construction does not encroach into the drip -line of any oak tree, there should be no impacts. This report is only an observance and in no way constitutes as a tree protection plan. Prior to any development, a thorough and accurate tree protection plan will need to be produced and implemented. Specific mitigation measures will need to be followed when working adjacent to any oak tree. Please let us know if we can be of further assistance for this project. Sincerely, Chip Tamagni Certified Arborist #WE 6436-A Steven G. Alvarez Certified Arborist #WC 0511 =RECEIVED ITEM NUMBER: 3 DATE: 12/02/03 ATTACHMENT 3: Draft Resolution PC 2003-0116 TPM 2003-0046 9055 La Canada DRAFT RESOLUTION NO. PC 2003-0116 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A TENTATIVE PARCEL MAP 2003-0046 TO DIVIDE ONE RESIDENTIAL LOT INTO TWO RESIDENTIAL LOTS AT 9055 LA CANADA (NELSON) WHEREAS, Nolan and Sara Nelson, 9055 La Canada, Atascadero, California, 93422 (Owner/Applicant), applied for a Tentative Parcel Map to subdivide two lots totaling 7.82 acres into three parcels of 3.91 and 3.91 acres, gross, each; and, WHEREAS, the proposed project has a General Plan Designation of Rural Estate (RE) and, as conditioned, is in conformance with the Land Use Element of the General Plan and all other applicable General Plan policies; and, WHEREAS, the site is located in the Residential Suburban (RS) zoning district with a minimum lot size of 3.590 acres, gross, which allows for the proposed use and density when certain findings are made; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003-0050 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission held a duly noticed public hearing to consider the proposed Mitigated Negative Declaration and Tentative Parcel Map application on December 2, 2003 at 7:00 p.m. and considered testimony and reports from staff, the applicants, and the public. NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Certification of Negative Declaration. The Planning Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2003-0031 based on the following findings: 1. The Negative Declaration has been completed in compliance with requirements of the California Environmental Quality Act; and, 2. The project does not have the potential to degrade the environment; and 3. The project will not achieve short-term to the disadvantage of long-term environmental goals; and, ITEM NUMBER: 3 DATE: 12/02103 4. The project does not have impacts which are individually limited, but cumulatively considerable; and, 5. The project will not cause substantial adverse effects on human beings either directly or indirectly. SECTION 2. Findings for approval of subdivision. The Planning Commission finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The subdivision is consistent with the character of the immediate neighborhood. 7. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the 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 proposed subdivision design will not be detrimental to neighboring properties or future development because all lots will maintain a width of 200 feet or greater, allowing all required setbacks for future development to be met. ITEM NUMBER: 3 DATE: 12/02/03 SECTION 3. Approval. The Planning Commission does hereby approve Tentative Parcel Map 2003-0046 (AT 03-0161) to subdivide one parcel totaling 7.82 acres into two parcels of 3.91 and 3.91 acres each, subject to the following Conditions and Exhibits: EXHIBIT A: Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Tentative Parcel Map 2003-0046 (AT 03-0161) 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: 12/02/03 EXHIBIT A: Proposed Mitigated Negative Declaration Draft Resolution PC 2003-0116 TPM 2003-0046 ITEM NUMBER DATE: 12/02/03 EXHIBIT B: Conditions of Approval Draft Resolution PC 2003-0116 TPM 2003-0046 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary Occupancy FD: Fire Department PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company Planning Services Standard Planning Conditions 1. The approval of this application shall become final, subject PM PS to the completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two PM PS years after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the PM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Parcel Map. 4. A parcel map drawn in substantial conformance with the PM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 5. The subdivider shall defend, indemnify, and hold harmless Ongoing CA the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning the subdivision. 6. The parcel map shall be subject to additional fees for park PM PS or recreation purposes (QUIMBY Act) as required by City ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary Occupancy FD: Fire Department PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company Ordinance. Project Specific Conditions 7. In conjunction with recordation of the parcel map, the PM PS applicant shall record an additional map sheet which locates the building envelope and leach field area and delineates a shared accessway from La Canada as shown on the tentative parcel map. The additional map sheet shall clearly state that additional access points off of La Canada for either parcel shall not be permitted. 8. All future development on Parcel 2 shall share one GP PS/BS driveway approach off of La Canada to reduce the number of turnouts on the road and reduce the amount of grading on steeper slopes. 9. Prior to issuance of building permits, the applicant shall BP PS/BS stake the construction area for inspection by a certified arborist to insure all construction activities take place outside the driplines of native trees. If construction activities will encroach into driplines, the applicant shall have a full tree protection plan prepared for review and approval by the Community Development Department. 10. All utilities shall be placed underground in the area of the driveway in order to reduce trenching and potential impacts to native vegetation. Engineering 1. The applicant shall overlay the entire street frontage on PM CE La Canada as directed by the City Engineer. The width of the overlay shall be to the centerline plus 10 feet. 2. The applicant shall address storm water detention prior to BP CE grading and drainage approval. 3. In the event that the applicant is allowed to bond for any PM CE public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary Occupancy FD: Fire Department PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company 4. The Subdivision Improvement Agreement shall record PM CE concurrently with the Final Map. 5. All public improvements shall be constructed in PM CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 6. The applicant shall enter into a Plan Check/Inspection PM CE agreement with the City. 7. The applicant shall be responsible for the relocation PM CE and/or alteration of existing utilities. 8. The applicant shall install all new utilities (water, gas, PM CE electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 9. The applicant shall monument all property corners for PM CE construction control and shall promptly replace them if disturbed. 10. A preliminary subdivision guarantee shall be submitted PM CE for review in conjunction with the processing of the parcel map. 11. All existing and proposed utility, pipeline, open space, or PM CE other easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 12. Prior to recording the parcel map, the applicant shall pay PM CE all outstanding plan check/inspection fees. 13. Prior to the final inspection of any public improvements, PM CE the applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary Occupancy FD: Fire Department PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company 14. Prior to recording the parcel map, the applicant's PM CE 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. 15. Prior to recording the parcel map, the applicant shall PM CE submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 16. Prior to recording the parcel map, the applicant shall PM CE have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 17. Upon recording the final map, the applicant shall provide PM CE the City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. Building /Fire Marshal: GP FD/PS/BS 1. Interior fire sprinklers will be required for all future residential development. 2. All future development shall be consistent with City of GP FD/PS/BS Atascadero Fire Department requirements. Water Company: PM AMWC 1. Prior to recordation of the Final Map, the applicant shall submit plans showing the water distribution facilities ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary FD: Fire Department Occupancy PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company required to serve the project for review and approval by the Atascadero Mutual Water Company. All new water distribution facilities shall be constructed in conformance with Atascadero Mutual Water Company standards. 2. Prior to the recordation of the Final Map, the applicant PM AMWC shall obtain a "Will Serve" letter from the Atascadero Mutual Water Company. 3. Prior to the issuance of building permits, the applicant BP/GP AMWC shall pay all installation and connection fees required by the Atascadero Mutual Water Company. 4. All water distribution facilities shall be constructed in PM 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. 5. Each newly created parcel will require separate water PM AMWC meters. MITIGATION MEASURES Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2003-0046 /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 9055 La Canada TO: Temporary Occupancy FI: Final inspection FD: Fire Department PD: Police Department F0: Final Occupancy CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 3.b.1: The project shall be conditioned to comply BP PS/BS 3.b.1 with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Program TPM 2003-0046 (AT 03-0161) 9055 La Canada 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 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 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 ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary FD: Fire Department Occupancy PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1: The building permit site plan shall identify BP BS/PS 4.e.1 all protection and enhancement measures recommended by the Certified Arborist in a Tree Protection Plan. Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. Mitigation Measure 4.e.2: Grading and excavation shall be BP BS/PS 4.e.2 consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Program TPM 2003-0046 (AT 03-0161) 9055 La Canada 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 excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.3: The developer shall contract with a BP BS/PS 4.e.3 certified arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining an arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. (c) As specified by the City staff: ■ Fencing: Must be a minimum of 4' high chain link, snow or safety fence staked at the drip -line or line of encroachment for each group of trees. The fence must be up before any construction or earth moving begins. The arborist(s) shall inspect the fence placement once it is erected. ■ Soil Aeration Methods: Soils under the drip -lines that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include waterjetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 2-4" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. ■ Chip Mulch: All areas within the drip line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. ■ Trenching Within the Drip Line: All trenching under the drip lines of native trees shall be hand dug, augured or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Program TPM 2003-0046 (AT 03-0161) 9055 La Canada 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 shall be clean cut with a sharp pruning tool and not left ragged. Trenching will occur during septic line construction and water line construction. ■ Grading Within the Drip Line: Grading should not encroach within the drip line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4-6" in depth may also be required in these areas. Grading should not disturb the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. ■ Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. ■ Paving within the Drip Line: Pervious surfacing is preferred within the drip line of any oak tree. ■ Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. ■ Existing Surfaces: The existing ground surface within the drip -line of all oak trees shall not be cut, filled, compacted, or pared. • Construction Materials and Waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. ■ Arborist Monitoring: An arborist shall be present for road and house grading, septic line/water trenching, and pre -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. ■ Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner, Planning Staff, and the earthy moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for all grading and/or trenching activity that encroached into the drip line of the native trees, and that all work done in these areas was completed to the standards set forth above. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary FD: Fire Department Occupancy PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company implemented, the trees designated for protection were protected during construction, and the construction - related tree protection measures are no longer required for tree protection. Mitigation Measure 6.b.1: All disturbed areas, not shown on the GP/BP BS/PS 6.b.1 project landscape plan for landscaping shall be hydro seeded with a native seed mix. Erosion control measures shall include an erosion control blanket for all 2:1 fill slopes. Affected areas that previously contained native shrubs and vegetation shall be replanted with similar plant species per the approved landscape plan. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked out on to San Fernando Road and/or the private access drive by construction vehicles. Mitigation Measure 6.c.d.1: A soils report shall be required to be GP/BP BS/PS 6.c.d.1 submitted with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. The property contains no unusual geological formations. Mitigation Measure 6.e.1: Percolation tests are required in the City GP/BP BS/PS 6.e.1 of Atascadero before building permits for residences can be issued. Mitigation Measure 11.d.1: All construction activities shall comply BP BS/PS 11.d.1 with the City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Planning Commission. A sign shall be posted on-site with the hours of construction and a telephone number of the person to be contacted in the event of any violations. Staff shall approve the details of such a sign during the ITEM NUMBER DATE: 12/02/03 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure PM: Parcel Map TPM 2003-0046 (AT 03-0161) GP: Grading Prmt PS: Planning Services BP: Building Prmt BS: Building Services 9055 La Canada TO: Temporary Occupancy FD: Fire Department PD: Police Department F0: Final CE: City Engineer Occupancy WW: Wastewater PI: Public CA: City Attorney Improvements AMWC: Atascadero Mutual Water Company Grading Plan/Building Permit review process. Noise generating operation of business and/or parking lot maintenance activities shall not occur before 7 a.m. or after 7 p.m. at this location ITEM NUMBER: 3 DATE: 12/02/03 EXHIBIT C: Tentative Parcel Map, page 1 of 1 Draft Resolution PC 2003-0116 TPM 2003-0046 ITEM NUMBER: 3 DATE: 12/02/03 EXHIBIT C: Tentative Parcel Map, Page 2 of 2 Draft Resolution PC 2003-0116 TPM 2003-0046 ITEM NUMBER: 4 DATE: 12/2/03 A tascadero Planning Commission Staff Report - Community Development Department EI Camino Real Retirement Hotel Conditional Use Permit 2003-0119 9705 EI Camino Real (San Luis Obispo County Housing Authority) RECOMMENDATIONS: Staff Recommends: 1. Adopt Draft Resolution 2003-0119 approving the Conditional Use Permit 2003- 0119 with Master Plan of Development, based on findings and subject to Conditions of Approval. REPORT- IN - BRIEF: The proposed project consists of an application for a Conditional Use Permit (CUP). The CUP includes a master plan of development that would allow a nineteen (19) unit retirement hotel for low-income senior citizens to be constructed. Situation and Facts: 1. Applicant / Representative: San Luis Obispo Non -Profit Housing Corporation Contact: George Moylan P.O. Box 13657, San Luis Obispo, CA 93406 Phone: 805/597-5302 2. Project Address: 9705 EI Camino Real, Atascadero, CA 93422, San Luis Obispo County, APN 030-472-009 3. General Plan Designation: General Plan Designation: General Commercial (GC) 4. Zoning District: Zoning District: Commercial Retail (CR) ITEM NUMBER: 4 DATE: 12/2/03 5. Site Area: 0.92 acre 6. Existing Use: Single Family Residence 7. Environmental Status: Categorically Exempt Class 32 (CEQA Sectionl5332): Infill Development. 11&*9111*4[a]IF Project Definition: A proposed two-story 19 -unit retirement hotel for low-income senior citizens on a 0.92 -acre site. The building will include a 730 square foot community room, elevator, and laundry facilities on each floor. There will be nineteen covered parking spaces and six guest parking spaces. As proposed, the project meets the zoning ordinance definition of retirements hotels, as follows: "Establishments primarily engaged in providing lodging facilities limited to the aged where no medical care is provided. Such establishments may provide housekeeping and meals to the residents. " The project includes retention of all eleven on-site native oak trees. The Conditional Use Permit for the retirement hotel is consistent with zoning regulations as a multi- family project of twelve (12) or more units (Zoning Ordinance 9-2.109). A Master Plan of Development will include all site development and architectural design standards for the project. Any future amendments to the Master Plan of Development can be made by the Planning Commission. Project Statistics: THE PROPOSED PROJECT CONSISTS OF A NINETEEN UNIT RETIREMENT HOTEL FOR LOW—INCOME SENIOR CITIZENS. WITH ACCCOMPANING COVERED PARKING E STOR.. LAUNDRY FACILITIES. COMMUNITY ROOM, ELEVATOR AND CENTRAL PLAZA. ZONING— CR SITE AREA— _92 AC_ BUILDING AREAS— BASEMENT CARPORT— 2112113 CARPORT— 3496d3 FIRST FLOOR— 15824, SECOND FLOOR— 144413 TOTAL BLDG_ AREAS— 2149443 BLDG. FOOTPRINT— II1109t COVERAGE— 25% HEIGHT ABV_ AVG. FIN_ GR_— 23' UNIT COUNT— 19 UNITS Is a 4.90 d3 4 e;t 1504, PARKING PRVD_— 19 COVERED 6 ADDITIONAL SURFACE ITEM NUMBER: 4 DATE: 12/2/03 Existing Setting: North: Residential South: Residential East: Residential West: Public/U.S. Postal Service Office The General Plan and Zoning Ordinance identifies the project site as general commercial. Adjacent properties to the north, south and east are designated as high- density residential with a maximum density of 16 units per acre. Properties to the west are designated as general commercial and public (post office). The project site commercial retail zoning is consistent with the General Plan. The 0.92 -acre project site allows retirement hotel use as identified in the City zoning ordinance. However, the zoning ordinance requires a conditional use permit for such facilities that exceed twelve (12) living units. The conditional use permit requires a master plan of development, which incorporates site development standards and appearance review including architecture, landscaping, and historic preservation. Design and Appearance: The proposed project has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan, as analyzed below. Architecture, Materials, Color: The applicant has worked with staff in designing a senior hotel facility with special architectural features, upgraded building materials, compatible colors, landscape design, and retention of on-site naive trees. In addition, staff has added conditions of approval consistent with General Plan & Zoning requirements. The project has been designed as a two-story retirement hotel that incorporates an architectural theme and materials compatible with the surrounding commercial and residential neighborhood. The building has been designed with traditional styling, color, and material palette. Only minor conditions of approval have been included regarding exterior final material and finish selection (Conditions 5, 13). A variety of architectural embellishments will be incorporated into the building, including: an entry trellis, double or single hung windows, recessed windows, architectural banding, exposed rafter tails with deep overhangs, decorative brackets on elevator tower, ornamental metal railings, and Spanish tile roof materials. All trash storage, recycle storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. ITEM NUMBER: 4 DATE: 12/2/03 Building Elevations The applicant has included a color and material sample board. Refer to Exhibit J for details. Colors and materials have been carefully selected and reviewed by staff for appearance and compatibility. Landscape Design: The preliminary landscape plan has been designed for compatibility with the surrounding commercial and residential neighborhoods and visual appearance from EI Camino Real. The plans identify landscaping throughout the site with an entry trellis and central outdoor courtyard amenity features. The landscape plan and palette meets the CUP requirements. There are eleven on-site native oak trees that will be retained with the proposed project. The project arborist will certify that the tree protection plan was implemented correctly and the trees designated for protection were protected during construction. The developer will provide and maintain all landscaping (Condition 8). Site Plan, Circulation, and Parking: The site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review 51 ELEVATIONAvpwa WEST o — -- = [DIM - — — - EAST ELEVATION • Q � � I�BlllllILII.. �L ............ — U_ is ie A. - -_ CoJ� C=am niiiin��I�mouuTii= .• SOUTH• �► r= U =ffi=,i El MI La NORTHW The applicant has included a color and material sample board. Refer to Exhibit J for details. Colors and materials have been carefully selected and reviewed by staff for appearance and compatibility. Landscape Design: The preliminary landscape plan has been designed for compatibility with the surrounding commercial and residential neighborhoods and visual appearance from EI Camino Real. The plans identify landscaping throughout the site with an entry trellis and central outdoor courtyard amenity features. The landscape plan and palette meets the CUP requirements. There are eleven on-site native oak trees that will be retained with the proposed project. The project arborist will certify that the tree protection plan was implemented correctly and the trees designated for protection were protected during construction. The developer will provide and maintain all landscaping (Condition 8). Site Plan, Circulation, and Parking: The site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review ITEM NUMBER: 4 DATE: 12/2/03 requirements of the General Plan. The front entry is surfaced with decorative pavers. The project will include street frontage improvements along EI Camino Real. As a result of potential impacts to one of the native oak trees, the sidewalk is proposed to extend around the tree with a paving material that will not significantly impact the tree root system (Condition 24). The project includes nineteen resident parking spaces and six guest spaces. Although the zoning ordinance does not specifically identify parking requirements for a retirement hotel use, it does require parking to be consistent with the most similar use and intensity (Zoning Ordinance Section 9-4.118). It is the opinion of staff that the proposed nineteen (one -bedroom) units would be most similar to a hotel use, which would require twenty- two parking spaces. The proposed twenty-five parking spaces meet this requirement. Imo_ • 5-". �� •r:,:5•� a �l �>vh5�y5�"�ti/�4i f}`'fS'S',S�$�f� �>i$'<$'�>iSif iii, iS!�>Y'$Q:H>i3 S$$S�'@>"�S.•`S S �.7 Sip4ifS$$4i�ry?4i��y$�I<$5`r�y�`A-Si`i�i�'f.``S� HiHT��,4ii�t4�$�k$4SgS g0$iey ��"$�$`3 S'Sa �• ,�eSH`is ei%s��r�'>�.3,�,}•,�••*-5,. '�- .��"3 i5£�,-i�„:`�t'it as�k5' �•rs.• +� ��.5� ys i�ro'iiSS 3�` s `�','S5'S�S;�SS%�'h`��,,•.ks�h,`g $ o->a.S�:w,.y da•�'ri�.s�s. ' � 7-�• � G'y SS '� °S'S����S''!%:SSf `YS rY'•'S'..`'`.,5� �*%'"'.`'M.c::... - - ,p1 � �i§%$",$i, S S9it4'i".r .S4 `'S.Si'S� S %`.'S`'n`:y .•'Qif `�,� .S.v...v.. i.. �S.•S� ..Sv..�.5 .. iia•.ts`.. .� I`r':' � MEMO. ITEM NUMBER: 4 DATE: 12/2/03 Site Drainage: The site slopes to the southwest. Drainage has been designed to flow into two shallow on-site storm water detention basin located within the front landscape setback along EI Camino Real. Wastewater: Sanitary sewer will be connected to the existing EI Camino Real sewer line. Tree Protection: Although no native trees will be removed from the project site, there are eleven trees that may be impacted due to project construction. An arborist report and tree protection plan has been incorporated into the proposed project (Conditions 16 -20). Affordable Housing: The project will establish 19 affordable living units at the very low- income level for senior citizens. Master Plan of Development (Conditional Use Permit): As previously mentioned, a master plan of development is included with the conditional use permit. The conditional use permit process provides the opportunity for the public and the City to review the specifics of land use proposals, such as architectural design, site design, landscape, signage, and specific standards of the zoning ordinance. Staff is recommending that the Planning Commission make the following five findings: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use is consistent with the General Commercial land use designation of the General Plan and Land Use Element Policy 1.1, and Housing Element Policies 1.1, 3.2, 4.3, and 7.1. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment: As conditioned, the project satisfies all conditional use permit provisions for a retirement hotel. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed senior hotel project will not be detrimental to the general public or working persons health, safety, or welfare. ITEM NUMBER: 4 DATE: 12/2/03 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to be consistent with the existing commercial and neighborhood character, and to enhance the appearance along EI Camino Real with compatible architecture, landscaping, pavered entry driveway, and retention of eleven (11) on-site native oak trees. The proposed retirement hotel is consistent with the City's "Smart Growth Principles", identified as orderly and efficient infill development concentrated within the Urban Core area, specifically within the central core area along EI Camino Real. The project site is within the City's general commercial designation, which allows retirement hotel use. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. The proposed project will generate fewer trips than a commercial retail use on the project site. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a master plan of development (Conditional Use Permit) can be made. General Plan Consistency: The proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods". Housing Element Policy 1.1: "Encourage steady production of new housing, including mixed-use projects in commercial land use areas, to meet the needs of all household types in the City." Housing Element Policy 3.2: "Prioritize construction of additional assisted housing units. " ITEM NUMBER: 4 DATE: 12/2/03 Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees". Housing Element Policy 7.1: "Support rental assistance programs" (i.e. encourage and support expanding role of San Luis Obispo housing Authority in Atascadero). Implementing General Plan programs require appearance review of architectural design, materials, street trees, and landscaping to improve the appearance along EI Camino Real, protect the environment (on-site native oak trees), and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned is consistent with the General Plan. Staff recommends that the project is consistent with the goals and policies of the Land Use Element and the Housing Element, with the construction of a nineteen -unit affordable retirement living units at the very -low income level and retention of eleven on- site native oak trees. As conditioned, the project incorporates architectural and landscape elements that are consistent with the surrounding commercial and residential neighborhood, and the General Plan's appearance review requirements. Proposed Environmental Determination: Categorically Exempt, Class 32 (CEQA Section 15332): Infill Development. Conclusion: The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. The applicant has proposed design modifications and agrees with all mitigation measures and conditions of approval. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval. FISCAL IMPACT: The project would likely have a slight negative impact on City revenues. As a general rule, residential dwellings require services that exceed the revenue generated by the proposed uses. ALTERNATIVES: 1. The Planning Commission may make modifications to the project and/or conditions of approval for the project. 2. The Planning Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. ITEM NUMBER: 4 DATE: 12/2/03 3. The Planning Commission may deny the project. The parcel would remain vacant. The Commission should specify the reasons for denial of the project and make an associated finding with such action. ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Draft Resolution A - Proposed Conditional Use Permit with Master Plan of Development ITEM NUMBER DATE: 12/2/03 Attachment 1: Location Map, General Plan and Zoning to Location APN 030-472-009 General Plan: GC Zone: CR GC GC HDR 7" P ATTACHMENT 2: Draft Resolution A DRAFT RESOLUTION PC 2003-0119 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2003-0119 WITH MASTER PLAN OF DEVELOPMENT APN 030-472-009 (9705 El Camino Real / San Luis Obispo County Housing Authority) WHEREAS, an application has been received from San Luis Obispo County Housing Authority (P.O. Box 13657, San Luis Obispo, CA 93406), Applicant and owner, to consider a project consisting of a an nineteen (19) unit senior hotel development (CUP 2003-0119) located at 9705 El Camino Real (APN 030-472-009); and, WHEREAS, the proposed project is located within the GC (General Commercial) land use designation of the City of Atascadero's General Plan Land Use Diagram; and, WHEREAS, the proposed project is located within the Commercial Retail (CR) zoning district where a senior retirement hotel use containing twelve or more units is subject to the approval of a Conditional Use Permit with master plan of development; and, WHEREAS, the proposed project is categorically exempt Class 32 under California Environmental Quality Act (CEQA) Section 15332 as infill development; and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on Tuesday, December 2, 2003, following the close of the review period to consider the proposed project; and, SECTION 1. Findings of Categorical Exemption from CEQA. 1. The proposed project has been determined to be categorically exempt from CEQA based on a Class 32 exemption pertaining to infill development. SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project is consistent with the General Plan; and, 2. The proposed project satisfies all applicable provisions of the Zoning Ordinance; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in this particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and, 5. The proposed project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from the full development in accordance with the Land Use Element. SECTION 3. Approval of Conditional Use Permit. The Planning Commission does hereby approve Conditional Use Permit 2003-0119 to establish a nineteen (19) unit senior hotel development at 9705 El Camino Real. (APN 030-472-009), consistent with the following Exhibits: EXHIBIT A: Conditions of Approval EXHIBIT B: Site & Landscape Plan EXHIBIT C: Statistical Summary EXHIBIT D: Grading & Drainage Plan EXHIBIT E: First Floor Plans EXHIBIT F: Second Floor Plans EXHIBIT G: Building Elevations EXHIBIT H: Carport Plans EXHIBIT I: Site Sections & Details EXHIBIT J: Color & Materials Sample Board EXHIBIT K: Tree Protection Plan On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Roberta Fonzi Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval Conditional Use Permit 2003-0119 with Master Plan of Development Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Planning Services 1. This conditional use permit shall be for a nineteen -unit BP PS retirement hotel development, parking lot, and landscaping on a 0.92 -acre site as described on the attached exhibits and located on parcel 030-472-009 regardless of owner. 2. The approval of this use permit shall become final and BP PS effective for the purposes of issuing building permits 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. 3. The Community Development Department shall have the BP PS authority to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Conditional Use Permit. 4. Approval of this Conditional Use Permit shall be valid for BP PS twenty four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. All exterior elevations, finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibit G, H, I, and J. 6. All site development shall be consistent with the maximum BP PS intensities described in the project summary as shown on EXHIBIT C. 7. All site work, grading and site improvements shall be BP PS consistent with the Master Plan of Development as shown in EXHIBITS B, C, D, H, I, and J. 8. A final landscape and irrigation plan shall be approved BP PS prior to the issuance of building permits and included as part of site improvement plan consistent with EXHIBIT B and K. All exterior meters, air conditioning units and Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney mechanical equipment shall be screened with landscape material. Trash/recycle container enclosures shall be constructed to match the proposed building materials and colors with solid metal doors and screened with landscape. All landscaped areas shall be provided and maintained by the property owner/developer. All trees to be minimum 15 -gallon size and double staked. 9. All project fencing shall be installed consistent with BP PS EXHIBITS B, D, and I, subject to the following modifications. a. The design and materials of all fencing shall be compatible with the overall project design, subject to staff approval. Any existing on-site chain-link and dilapidated fencing shall be removed and replaced with high-quality fencing or walls compatible with the proposed architecture and surrounding neighborhoods, subject to staff approval. b. Proposed drainage detention basin shall be integrated into the landscape and shall be designed to not be fenced or impact existing native on-site oak trees per the recommendations of the project arborist. 10. Signage: Identification or monument entry signage BP PS, BS, oriented to EI Camino Real shall be integrated into the project landscape and be designed and constructed of materials to match and compliment the proposed building architecture, finish, materials and colors, subject to staff approval. Signage and sign illumination shall be submitted concurrent with building permit application. 11. Affordable Housing: The applicant shall deed restrict the GP PS project to house only senior citizens of fifty-five years or BP older and qualify as having income levels of sixty percent of the area median income or less. 12. The northerly side yard setback shall be increased from 8 BP PS, BS feet to 10 feet by adjusting the carport location and without decreasing the 8 -foot setback along the southerly property line. 13. All exterior material finishes (siding, wood, materials, BP PS lighting, doors and windows) shall be durable, high quality, and consistent with the proposed architectural style and appearance. Conditions of Approval / Mitigation Monitoring Program 9705 EI Camino Real CUP 2003-0119 with Master Plan of Development Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Notes 14. Exterior lighting shall be designed to eliminate any off site BP PS, BS glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 16 - feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the parking area. Fixtures shall be shield cut-off type and compatible with proposed architectural design. 15. The project shall be conditioned to comply with all BP PS, BS applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. • Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 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- Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 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 plann4ed to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re-vegatation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. 16. The building permit site plan shall identify all protection and BP PS, BS enhancement measures recommended by the Certified Arborist in the Tree Protection Plan, dated 11/18/03. Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. 17. The developer shall contract with a certified arborist during BP PS, BS all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney (a). A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b). Arborist shall schedule a pre-construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c). As specified by the arborist report and City staff: ■ Prune all trees to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on- site arborist. ■ Apply any additional recommendations of the project arborist. (d). Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction-related tree protection measures are no longer required for tree protection. 18. Project manager should be responsible for instructing BP PS, BS workers about tree protection goals, implementing protection of root zones, and installing and maintaining protective fencing. 19. Protective fencing is required between all construction BP PS, BS activities and native trees. The fencing shall consist of five- foot tall orange plastic, with steel t-posts sunk into the ground, eight feet apart. The fencing shall be installed prior to any site disturbance or construction, and shall remain in place until all construction is complete. Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 20. Tree pruning should be done by a qualified ISA certified BP PS, BS arborist or ISA tree worker. A.N.S.I. A-300 and Z-133 standards for tree care and the City Of Atascadero Tree Ordinance shall be used and followed at all times. 21. Should any cultural resources be unearthed during site BP PS, BS development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non- significant level. 22. All construction activities shall comply with the City of BP PS, BS Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. Staff shall approve the details of such a sign during the Grading Plan/Building Permit review process. Building Services 23. A soils investigation prepared by a licensed BP BS Geotechnical Engineer is to be provided for the project. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Fire Marshal 24. Driveway to be paved with decorative pavers. Final BP PS, BS paver selection to compliment historic colony house, subject to staff approval. 25. Show location of existing and any proposed fire BP BS hydrants. 26. Provide a letter from the Atascadero Mutual Water BP BS Company stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 27. Note approved address signage is to be provided. BP BS 28. Building and carports shall be include fire alarm and BP BS sprinkler system, subject to approval of the fire department. City Engineer Conditions 29. The applicant shall enter into a Plan Check & Inspection BP BS agreement with the City. 30. The applicant shall be responsible for the protection, BP PW relocation and/or alteration of existing utilities. 31. The applicant shall install all new utilities (water, gas, BP PW electric, cable TV and telephone) underground. 32. The applicant shall monument all property corners for BP PW construction control and shall promptly replace them if disturbed. 33. Prior to issuance of building permits, the applicant shall BP BS 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. 34. Prior to the final inspection, all outstanding plan check BP PW and inspection fees shall be paid. 35. The applicant shall enter into a Plan Check & Inspection BP BS agreement with the City. 36. The applicant shall be responsible for the protection, BP PW relocation and/or alteration of existing utilities. 37. Prior to the final inspection, the applicant shall submit a BP PW 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). 38. EI Camino Real. Frontage improvements are required BP PW with this development. These include any required pave out for travel lanes with adequate width for bicycles, curb, gutter, street trees, landscaping and public sidewalk. The project shall install landscape along the street frontage consistent with City standards. Any Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney landscaping on EI Camino Real shall be irrigated, maintained and cared for by this project. Public Improvement plans shall be submitted detailing the design. 39. All public improvements shall be constructed in BP PW conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 40. Drainage calculations are required per section 5 of BP PW Atascadero Engineering Standards. The "Retention Areas" will be sized for the detention of the 50 year developed storm runoff, while metering out the 2 year undeveloped storm runoff. The offsite storm water flows will be allowed to be passed through the project undetained in drainage easements. The offsite flows and the detained onsite flows must be released down stream in the same location, concentration and pattern as historic flows were released, unless the downstream owner provide written approval of a deviation. 41. Drainage calculations shall be produced considering all BP PW 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. 42. Obtain approval by the City Engineer of the grading & BP PW drainage plan and the storm drain design & facilities. 43. Acquire drainage easements where needed. Drainage BP PW shall cross lot lines only where a drainage easement has been provided. 44. Concentrated drainage from off-site areas shall be BP PW conveyed across the project site in drainage easements. 45. The grading permit application plans shall include BP PW erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. 46. The contractor will be responsible for the clean up of BP PS/PW any mud or debris that is tracked onto public streets by construction vehicles. Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 47. A Storm Water Pollution Prevention Plan BP PS/PW (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. 48. All sewer main taps will be done by the City of BP PW Atascadero. The developers shall pay a sewer tap fee. 49. Sewer connection permit shall be issued separately BP PW (from 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. 50. Atascadero Waste Alternative shall approve the BP PW location, 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. 51. Prior to the final inspection of any public improvements, BP PW 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. 52. The applicant shall pay sewer Extension (Annexation) BP PW and Connection fees upon issuance of building permit. 53. The developer is responsible for ensuring that all BP PW contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. 54. Existing drainage patterns from adjacent properties BP PW shall not be obstructed. 55. Drainage detention basins shall meet all City policies BP PW and standards, and be subject to approval of the City Engineer. Atascadero Mutual Water Company Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS: Planning Services BL: Business License BS: Building Services 9705 EI Camino Real GP: Grading Permit FD: Fire Department CUP 2003-0119 with Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 56. Prior to the start of construction, the applicant shall BP BS submit plans for review and approval by AMWC for all existing and proposed water distribution facilities that provide water service to the proposed Development. 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. 57. Prior to the start of construction, the applicant shall pay BP BS all installation and connection fees required by the Atascadero Mutual Water Company. 58. All water distribution facilities shall be constructed in BP BS 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. 59. The applicant shall obtain a " Will Serve " letter from the BP BS Atascadero Mutual Water Company. 60. Prior to issuance of building permits, the applicant shall BP BS pay all installation and connection fees required by the Atascadero Mutual Water Company. 61. Show all fire suppression appurtenances required by BP BS the Atascadero Fire Department. EXHIBIT B: Site & Landscape Plan 0 C= _ 0 } O Z ' �IIIIIIII • INR ¢ ;K, r � ►„ I �■ ger � �■:�■ „� r � all■III�I�`a / :L�:a EXHIBIT C: Statistical Summary of Project Proposed Project Summary THE PROPOSED PROJECT CONSISTS OF A NINETEEN UNIT RETIREMENT HOTEL FOR LOW—INCOME SENIOR CITIZENS. WITH ACCCOMPANING COVERED PARKING E STOR., LAUNDRY FACILITIES, COMMUNITY ROOM, ELEVATOR AND CENTRAL PLAZA. ZONING— CR SITE AREA— .92 AC. BUILDING AREAS— BASEMENT CARPORT— 211210 CARPORT— 3491.1h FIRST FLOOR— 1582111 SECOND FLOOR— 14441b TOTAL BLDG. AREAS— 21494 BLDG. FOOTPRINT— 11110* COVERAGE— 25% HEIGHT ABV. AVG. FIN. GR.— 23' UNIT COUNT— 19 UNITS IS a 6901b 4 Is 150111 PARKING PRVO.— 19 COVERED G ADDITIONAL SURFACE EXHIBIT D: Grading & Drainage Plan EXHIBIT E: First Floor Plan :Q1, 1A i'MIM I ui O ....... ........ 5 - --- --------- - --- --------- o L LL t C Z uw JL—E LE EXHIBIT SECOND OOR PLAN $ ©'| A )� �� @ LuK �uj - ad LU, 22 �§ s§ 2■ � 0()Z u()< ru-E | ! || ! , | uj | k_ o - o k � � } ! CD t - L ;- § �9 ■ °• $ k� ■ u a- | § , » (� \ R . u - - E . - O _ / w . L r � . m EXHIBIT G: Building Elevations ,{.� iioi{ zO C= f 0Bb3'i 4f�11i 1 oWc at oN 5 u 931 �? ;,Ili, w a w I Ell 9 o � est Z � � I I [EBB I �i1 ®I — �$ ® ® L t� ®I o ®i z Cl Cl < ® 1 w i� ! EN i -� > ! m f w LLJ �! z (0w ® j m l l lLL1 mi Q i ®I ®I W ® 1 ! ! 2 ® I F - o e.:ll 1 F— ®i j w I® LULU ® ®I ®1E1 w I I I I E103 E13 E3 t 1 i i ®i �1 ®� a I I i ®I EXHIBIT H: Carport Plans • �I{fit'+ .- x m a p= c .J IY yILLA Z C3 0 i ----------- —9 sI( ............ - ------------- I ` Z < a a ............ LL i� LL '= o o H ww ........... Q 1 -------------- I I I w b w N W � W d � K R Z Z O � f f I Q � W W w w 1- ~ N N W Q 3 W EXHIBIT 1: SITE SECTIONS & DETAILS iU WL m �� �jQW=� Js�v9 W s N a t z o o N 0 Mi ® O . Lip 6b CD Z O I # .:.n.. _ U g z W 3 3� INNm i i3 a I fil F- LlW 8B 7p� C) U I W B W 0. Lo N W U W t t� EXHIBIT J: COLOR & MATERIAL SAMPLE BOARD O a z m om ~ F � rs i w Qp0 WWF p(WLL Q a ��0 �W OU z w� FUW W10`n ()BU) o -0e U s z z- w0< o so[9A Lazo aOWO WQ Who FFOO 00[ 0 z zN Note: Refer to >w� Project File for actual colors. Twp F -Q3 w J a-Ww QZz Q (Y V -J 0 O o i t Q� ® M I I � w w w0 (Yz OLL I 00 U� LU oc z w o o s w I Q UJ W I I LU IQ I EXHIBIT K: Tree Protection Plan 11-18-03 Jeff Dillon P.O. Box 15339 San Luis Obispo, Calif. 93406 (805)544-1734 This report is in regards to the development of 9705 El Camino Real, Atascadero, California. This lot is part of a former sloping grassland dotted with young to mature coast live oak trees (Quercus agrifolia). After reviewing the site, we feel the owner has made a great attempt to minimize any impact to the native trees. As a result, there are no trees scheduled for removal. We use a tree rating of 1-10 for visually establishing the overall condition of each tree on the spreadsheet. A rating of zero is used for a one dead tree in the potential impact area. A tree rating of one is used for a tree that has evidence of massive past failures, extreme disease and is severe decline. A rating of two is for a tree that may be saved with attention to class 4 pruning, insect/pest eradication and future monitoring. A rating of three includes trees with some past failures some pests or structural defects that may be mitigated by pruning. A rating of 4 will include trees that have minor past failures, excessive deadwood or minor structural defects that can be mitigated with pruning. A rating of five is a relatively healthy tree with little visual structural and or pest defects. A rating of six is used for a healthy tree that probably can be left in its natural state. Ratings 7-9 are used for trees that have had proper arboricultural pruning and attention and have no apparent structural defects. A rating of 10 is used for a specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). The following mitigation measures/methods must be fully understood and followed by anyone working within the drip line of any oak tree. It is the responsibility of the owner to provide a copy of this tree protection plan to any and all contractors or subs. Any necessary clarification will be provided by us (the arborists) upon request. 1. Fencing: The proposed fencing is highlighted in orange on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the drip -line or EXHIBIT K: TREE PROTECTION PLAN line of encroachment for each tree or group of trees. The fence must be up before any construction or earth moving begins. Its location shall be placed according to the outline on the grading plans. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification, will inspect the fence placement once it is erected. 2. Trenching Within The Drip -line: All trenching under the drip -lines of native trees shall be hand dug, augured or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be clean cut with sharp pruning tools and not left ragged. 3. Grading Within The Drip -line: Grading should not encroach within the drip -line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4-6" in depth may also be required in these areas. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. 4. Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re -buried. 5. Paving Within The Drip -line: Pervious surfacing is preferred within the drip -line of any oak tree. We prefer porous pavers rather than solid. Arborist(s) will advise. There is only minor encroachment into the drip -line for tree #10 that is scheduled for paving. We feel there is no need to use pavers in this area. 6. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. Also there is to be no parking of equipment or personal vehicles in these areas. 7. Existing Surfaces: The existing ground surface within the drip -line of all oak trees shall not be cut, filled, compacted or pared. 8. Construction Materials And Waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. This also includes all cut/fill material generated from other areas on the site. 9. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet) and pre -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. If there is a "yes" in the monitoring column, this is 100% mandatory. At this time, we do not see a need to monitor any trees at this site. 10. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner, Planning Staff, and the earthy moving team may be required for this EXHIBIT K: TREE PROTECTION PLAN project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for all grading and/or trenching activity that encroached into the drip -line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. 11. Utility Locations: All underground utilities, water, sewer, electrical, etc. shall be routed outside the drip line of all native trees. Any deviation from this standard shall be subject to possible changes in this tree protection plan and the trees may require monitoring. 12. Pruning: Trees that require pruning shall have the work performed by an arborist trained in proper pruning techniques for the tasks at hand. 13. Landscaping: All landscaping within the drip -line of any oak tree shall be limited to drought -tolerant and/or native species. Any sprinklers shall be directed away from the trunk and outside the drip -line. There are four pruning classes we use to describe the prescription for an individual tree. A class I prune has emphasis on aesthetics with removal of dead, dying, decaying weak branches and selective thinning to lesson wind resistance. Class II pruning is recommended where aesthetic conditions are secondary to structural integrity and tree health concerns. It shall consist of removal of dead, dying, decaying, interfering, obstructing and weak branches as well as selective thinning to lesson wind resistance. Class III pruning is considered hazard pruning where safety considerations are paramount. This shall consist of removal of dead diseased, decaying and obviously weak branches two inches in diameter and greater. Class IV pruning is crown reduction pruning consisting of reduction of tops, sides or individual limbs. All trees potentially impacted by this project are numbered and identified on both the grading plan and the spreadsheet. Trees are numbered in red ink on the grading plans. Tree protection fencing is highlighted in orange. Trees to be saved are highlighted in yellow on the plans and have yellow tape in the field. Green ink was used on the plans to draw in the actual drip -lines for the trees to illustrate actual encroachment points. Areas where we recommend pavers (if needed) are identified in blue ink on the grading plans. Tree #4 is located on an adjacent property behind a fence. The main stem of this tree has a hollow point about halfway up the tree that indicates a structural deficiency and a possible hazard. This tree has had some tip reduction pruning that may reduce the probability of failure. Trees #7 and #8 have one of their stems growing through the cyclone fence. The fence cannot be removed from the trees, however, the fence could be cut out around each stem to limit damage to the fence and allow the trees to grow freely. Tree #10 has decay in the center of the stem evidenced by a large hole about 12 feet off of the ground. The tree has excess weight on some of its scaffold branches and tip dieback on others. This tree does present a hazard so activity should be limited under its EXHIBIT K: TREE PROTECTION PLAN 4 canopy. The proposed sidewalk will encroach into the drip -line of tree #11. The owner is proposing to have the sidewalk jog away from the tree to mini ize any root damage. As this tree has 40% of its drip -line paved over (El Camino Real), we recommend pavers be used under the drip -line. Excavation shall be kept to a minimum under this tree and it must be done by hand. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5'), condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip -fine impacted, mitigation required (fencing, root pruning), construction impact (house, road, trenching, grading, cut, fill, etc.) and individual tree notes. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 Chip Tamagni Certified Arbor' WE 6436-A mB7K: TREE PROTEceN PLAN � � � � � � � C41"1-- ■ _ m ))§)§) O 0 E E E 0 r r Orn � r 0 r 0 k k x x x k O O x k m }G`�w � w w w � � w � \ § \ f 2 \ \ A # � / � � $ � -.x « o� � % \ \ \ \ ) o� ` k / #� w��& w w u� A� z m /) \ § �\ �m \2 0 f q� ; > - - D - � � � Ul T c� ■ a� / U ® / / � � � ® � / � � 7 q / k z $ �pf,w �m 0 ƒ�\( O Q D O c o O ■ n / z r 29 k k k k k k k k -4 \ t )§)9R � e � \ \ 5 � e � � a a 7 ) j f S -ƒ7] � m � m � m m � � � m ■ � m . m m m m (D CD m m m m m o- Q /�§ � n � a � a�� � � � E � J � E� _ � a � E � o� > �)9 e���� 2 2 3 2� to 2§ o / r i G) /ia � m m e \0 2} /) � .m 0 {j �` � / k ) »§ « _0 _0 « -0 � 7 � ( k CD k � t m m_ m � m 2 ƒ � / 2 / � k \ 0 § @ (D (D (D � 7 � t � q � EXHIBIT K: TREE PROTECTION PLAN (� �. .YLODK RlTANKNOyYALt r "" ... ,-.. ... I.. T_ ,. W .71lZ1 0 � 1` / � ROYMR �OLq XO RARKML Y16N �� LANK 1 CONCNBTY GYRY AND W1'IM CONCRYTY DRMWY I'VE ! ONIWVO '1 N L Z CL r F C Q�QRR� i� CONOFYTY YIDYWALK