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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, August 5, 2014 – 7:00 P.M.
Historic City Hall Council Chambers
6500 Palma Avenue, 4th Floor (Enter on Lewis Ave./Jr. High School Side)
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Dennis Schmidt
Vice Chairperson Mark Dariz
Commissioner David Bentz
Commissioner Duane Anderson
Commissioner Len Colamarino
Commissioner Christian Cooper
Commissioner Jan Wolff
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 three minutes.
Please state your name 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.)
PLANNING COMMISSION BUSINESS
City of Atascadero Planning Commission Agenda Regular Meeting, August 5, 2014
Page 2 of 4
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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 DRAFT ACTION MINUTES OF JUNE 17, 2014
2. APPROVAL OF DRAFT ACTION MINUTES OF JULY 15, 2014
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARING
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps,
Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning
Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity
to comment on the ex parte communication.
(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 t o provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three 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. PLN 2014-1499, ZONE CHANGE, TENTATIVE PARCEL MAP AND
CONDITIONAL USE PERMIT FOR 10380 EL CAMINO REAL
Applicant/Owner: Leo Michaud, 8090 Cristobal Ave. Atascadero, CA 93422
Project Title: 4-lot Planned Development #7
ZCH 2014-0173 / TPM 2014-0101 / CUP 2014-0282
Project Location: 10380 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN: 056-383-021
Project Description:
The project consists of an application to subdivide an existing 0.37 acre lot at 10380 El
Camino Real in order to create a four (4) unit small lot single-family development in a
multi-family residential zone. The proposed project is designed to be consistent with the
standards of a Planned Development overlay zone #7.
Each new lot is proposed at approximately 4,086 square feet in size. One (1) detached
single family residential unit, 1423 square feet in size, would be developed on each lot.
Each unit would have an attached 2 car garage and two (2) guest parking spaces
located in the private driveway. The units are proposed to be located off a shared
driveway which takes access off El Camino Real. Three (3) small live oak trees, ranging
in size from 5-inches to 9-inches DBH, are located along the southern property line and
proposed for removal.
General Plan Designation: Medium Density Residential (MDR)
Zoning District: Residential Multifamily-10 (RMF-10)
City of Atascadero Planning Commission Agenda Regular Meeting, August 5, 2014
Page 3 of 4
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNEMENT
The next regular meeting will be on August 19, 2014 at City Hall Council Chambers, 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.
Proposed
Environmental
Determination:
Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is
proposed. The Mitigated Negative Declaration is available for public review from 7/17/14
through 8/5/14 at 6500 Palma Avenue, Community Development Department from 8:30
a.m. to 5:00 p.m. Monday through Thursday, and also available on our website at
www.atascadero.org/environmental docs.
Staff
Recommendation:
Design Review Committee recommends the Planning Commission approve the
proposed Zone Change, Tentative Parcel Map, and Conditional Use Permit, based on
findings and subject to Conditionals of Approval.
City of Atascadero Planning Commission Agenda Regular Meeting, August 5, 2014
Page 4 of 4
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City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of
the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. 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. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400).
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 or the City Clerk’s Office,
both at (805) 470-3400. 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 SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks conce rning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
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 Co mmission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the C ommunity Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting on a
USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation for the
record. Please check in with the Recording Secretary 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 Commission.
PC Draft Action Minutes of 6/17/14
Page 1 of 4
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, June 17, 2014 – 7:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 7:01 p.m.
Chairperson Schmidt called the meeting to order at 7:01 p.m. and Commissioner Wolff
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Wolff, Vice Chairperson Dariz, and
Chairperson Schmidt
Absent: Commissioner Anderson (excused)
Commissioner Colamarino (excused)
Commissioner Cooper (unexcused)
Others Present: Recording Secretary Annette Manier
Staff Present: Assistant Planner Alfredo Castillo
Community Development Director Warren Frace
Police Chief Jerel Haley
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by
Commissioner Wolff to approve the agenda.
Motion passed 4:0 by a roll-call vote.
PUBLIC COMMENT
The following citizen spoke during public comment: Jerry Clay.
Chairperson Schmidt closed the public comment period.
ITEM NUMBER: ITEM NUMBER: 1
DATE: 8-5-14
PC Draft Action Minutes of 6/17/14
Page 2 of 4
PLANNING COMMISSION BUSINESS
None
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON MAY 20, 2014.
MOTION: By Commissioner Bentz and seconded by
Commissioner Wolff to approve the consent
calendar.
Motion passed 4:0 by a roll-call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
2. PLN 2014-1492 – Conditional Use Permit for ECHO Shelter Open Meal
Program
El Camino Homeless Organization, 6370 Atascadero Mall
Property Owner /
Applicant:
El Camino Homeless Organization (ECHO), 6370 Atascadero
Mall, Atascadero CA 93422
Project Title: PLN 2014-1492 – Conditional Use Permit for ECHO Shelter
Open Meal Program
Project Location: 6370 Atascadero Mall, Atascadero, CA 93422
San Luis Obispo County (APN 030-341-013)
Project Description: The Planning Commission will be considering a Conditional Use
Permit for an Open Meal Program as an added service to the
operation of the ECHO Emergency Shelter. The Open Meal
program Conditional Use Permit will cover the following items:
Hours of operation
Loitering
Minimum staffing and monitoring requirements
Maximum meal participants
Participant screening and logs
Neighborhood dispute resolution process
PC Draft Action Minutes of 6/17/14
Page 3 of 4
EXPARTE COMMUNICATIONS
Vice Chairperson Dariz – Received an email from Jim Patterson who was looking for his
support of the project.
Chairperson Schmidt – Received an email from Jim Patterson, a Board member with
Echo, voicing support for the staff recommendation. He received an email from Dan and
Liz Ulrich who stated they required additional time for presentation. He received an
email from Brian McAllister who voiced concern for serving meals to those who eat and
then leave the facility. Mr. McAllister has cited that those who leave the facility hang out
at encampments along the freeway.
Assistant Planner Castillo gave the staff report. Assistant Planner Castillo clarified that
the hours for the meal program should read 4:00 p.m. – 6:15 p.m. Assistant Planner
Castillo, Director Frace and Chief Haley answered questions from the Commission.
PUBLIC COMMENT
The following people spoke during public comment: Jerry Clay Jim Patterson, Tillman
Moen, Bill Watt, Larry Karris, Lee Perkins, Jay DeCou, Sharon Turner, Carl Robbins
(who read a statement from Mike Burn), Dan Ulrich (slideshow), Brian McAllister, Lon
Allen, Debra Skinner, John Sanders, Tom Ferrell, Robyn Smith, and Jeanine Sanders.
Chairperson Schmidt closed the Public Comment period.
General Plan Designation: High-Density Residential
Zoning: Multi-Family Residential-20
Proposed
Environmental
Determination:
California Environmental Quality Act Categorical Exemption
Class 23 pertaining to the “normal operation of facilities for
public gatherings.”
Staff
Recommendation:
Staff is recommending approval of the Conditional Use Permit
for ECHO Shelter Open Meal Program.
PC Draft Action Minutes of 6/17/14
Page 4 of 4
MOTION: By Commissioner Bentz and seconded by Vice
Chairperson Dariz adopt PC Resolution PC 2014-
0011 approving PLN 2014-1492/CUP 2013-0279 for
an additional service (Open Meal Service) within a
designated emergency shelter overlay zone at
6370 Atascadero Mall, on APN 030-341-013,
consistent with Atascadero Municipal Code
Section 9-3.504H, subject to Conditions of
Approval, and with the following amended
conditions:
Eliminate Condition 9
Amend Condition 13 to read “Meal program hours of
operation are from 4:00 p.m. to 6:15 p.m.
Modify Condition 14 to read “Meal program hours of
operation may be extended for holiday gatherings with written
notice to the City within 14 days of proposed extended hours.
A written notice must be provided to properties within 1,500
linear feet (LF) of APN 030-341-No amplified music.
Add Condition 19 to read “Amplified noise (i.e. music, either
recorded or live) is not permitted during open mail program
operation.
Add additional signage for Hours of Operation
Motion passed 3:1 by a roll-call vote. (Wolff voted
no)
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Director Frace gave an update on the upcoming DRC Meeting, the Walmart
project, and Springhill Suites.
ADJOURNMENT – 9:22 p.m.
The Planning Commission meeting scheduled for July 1 is cancelled. The next regular
meeting of the Planning Commission is scheduled for July 15, 2014, at 7:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
PC Draft Action Minutes of 7/15/14
Page 1 of 3
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, July 15, 2014 – 7:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 7:00 p.m.
Chairperson Schmidt called the meeting to order at 7:00 p.m. and Commissioner
Colamarino led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Bentz, Colamarino, Cooper, Wolff, Vice
Chairperson Dariz, and Chairperson Schmidt
Absent: None
Others Present: Recording Secretary Annette Manier
Staff Present: Senior Planner Callie Taylor
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by
Commissioner Colamarino to approve the agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None
PLANNING COMMISSION BUSINESS
None
ITEM NUMBER: ITEM NUMBER: 2
DATE: 8-5-14
PC Draft Action Minutes of 7/15/14
Page 2 of 3
CONSENT CALENDAR
None
COMMUNITY DEVELOPMENT STAFF REPORTS
1. PLN 2014-1512 / TREE REMOVAL PERMIT FOR REGIO PLACE
Senior Planner Callie Taylor gave the staff report and answered questions from the
Commission.
PUBLIC COMMENT
The following people spoke during public comment: Kristen Ontiveros with Oak Grove
HOA.
Chairperson Schmidt closed the Public Comment period.
MOTION: By Commissioner Colamarino and seconded by
Commissioner Cooper adopt PC Resolution PC
2014-0012 approving PLN 2014-1512/TRP 2014-
0174 to allow the removal of one (1)
dead/hazardous Coast Live Oak totaling 51-inches
dbh located on Regio Place in the traffic circle,
Property Owner: Oak Grove HOA, PO Box 1227, San Luis Obispo CA 93406
Project Title: PLN 2014-1512 / TRP 2014-0174
Certified
Arborist:
Steven Alvarez, A&T Arborists, PO Box 1311, Templeton, CA 93465
Project Location: Regio Place right-of-way, Atascadero, CA 93422
(San Luis Obispo County)
Project
Description:
A request to remove one (1) 51-inch DBH Coast Live Oak, located in the center planter in
the Regio Place right-of-way. The tree is dying and in very poor condition, thereby
creating a potential hazard in a residential street, as certified by the project arborist.
Replanting of new native trees is proposed as mitigation for the removal.
Zoning: Single Family Residential-X (SFR-X) Planned Development #17 (PD17)
General Plan Designation: Residential Single Family-X (RSF-X)
Staff
Recommendation:
The Planning Commission adopt Resolution PC 2014-0012 to allow the removal of one
(1) dead/hazardous Coast Live Oak totaling 51-inches DBH, subject to replanting
mitigation and conditions of approval.
PC Draft Action Minutes of 7/15/14
Page 3 of 3
subject to Conditions of Approval and mitigation,
with the following changes to the Conditions of
Approval:
Change Condition 3 to allow mitigation by either replanting
within the boundaries of the Oak Grove development or by
payment of mitigation fees to the Native Tree fund.
Replanting does not have to be located within the traffic
circle where the tree will be removed.
Eliminate Condition 4
Motion passed 6:1 by a roll-call vote. (Bentz voted
no)
PUBLIC HEARINGS
None
COMMISSIONER COMMENTS AND REPORTS
Commissioner Schmidt asked questions about roadside stands, the roller rink, and
propane being advertised for sale at 2850 El Camino Real.
Commissioner Colamarino asked the status on the Korean BBQ and funding for the
Salinas River trail connection.
Senior Planner Taylor told the Commission that she or Warren would get back to the
Commission at the next meeting with answers to their questions.
DIRECTORS REPORT
None
ADJOURNMENT – 7:40 p.m.
The next regular meeting of the Planning Commission is scheduled for August 5, 2014,
at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Atascadero Planning Commission
Staff Report - Community Development Department
Callie Taylor, Senior Planner, (805) 470-3448, ctaylor@atascadero.org
PLN 2014-1499
ZCH 2014-0173 / TPM 2014-0101 / CUP 2014-0282
10380 El Camino Real
4-Unit Single-Family Planned Development Overlay #7 (PD-7)
(Michaud / Henderson)
SUBJECT:
The proposed project consists of an application for a Zone Change, Conditional Use
Permit (CUP) and Tentative Tract Map. The Zone Change request would place a
Planned Development #7 overlay on the site subject to a Master Plan of Development
(CUP) that would allow four (4) new single-family residences to be constructed. The
Tentative Parcel Map would create a four (4) lot subdivision on an existing 0.37 acre lot
at 10380 El Camino Real.
RECOMMENDATION:
The Design Review Committee Recommends:
1. Adopt Resolution PC 2014-0014 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2014-0006; and,
2. Adopt Resolution PC 2014-0015 recommending that the City Council introduce
an ordinance for first reading to approve Zone Change 2014-0173 for a Planned
Development #7 overlay, based on findings; and,
3. Adopt Resolution PC 2014-0016 recommending that the City Council approve
Conditional Use Permit 2014-0282 to include the Master Plan of Development
based on findings and subject to Conditions of Approval and Mitigation
Monitoring; and,
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
4. Adopt Resolution PC 2005-0017 recommending the City Council approve
Vesting Tentative Parcel Map 2014-0101, based on findings and subject to
Conditions of Approval and Mitigation Monitoring.
Situation and Facts:
1. Applicant/Representative: Frank Henderson, 2029 Alturas Rd.
Atascadero CA 93422
2. Owners: Leo & Carol Michaud, 8090 Cristobal Ave.
Atascadero, CA 93422
3. Project Address: 10380 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 056-383-021
4. General Plan Designation: Medium Density Residential (MDR)
5. Zoning District: Residential Multifamily-10 (RMF-10)
6. Site Area: 0.37 acres
7. Existing Use: Vacant
8. Environmental Status: Proposed Mitigated Negative Declaration 2014-0006
DISCUSSION:
Project Definition
The proposed project consists of a four-lot residential subdivision on a 0.37 acre
(16,239 square foot) parcel under the requirements of a PD-7 Overlay Zoning District.
The proposed lot sizes are approximately 4,086 square feet each.
Each home is designed with a two-car attached garage with additional uncovered
spaces provided in the driveway that fulfill the guest -parking requirement. Each unit is
consistent with the PD-7 requirement of providing a minimum 40% parcel landscaping
and building footprints of less than 35% of the parcel area. Each lot is proposed to
utilize the same floor plan for a 1,423 square foot home.
A Master Plan of Development will include all site development and architectural design
standards for the project. The Master Plan of Development will be approved in the form
of a Conditional Use Permit as required by the Zoning Ordinance. The Planning
Commission can make any future amendme nts to the Master Plan of Development in
the future, independent of Council action.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Project Summary Table
Background
Surrounding Land Use and Setting:
North: SFR uses// Multi-family zone East: Public (Atascadero State Hospital)
South: SFR uses// Multi-family zone West: SFR uses// Multi-family zone
The project site is a vacant undeveloped parcel in the Residential Multi-Family-10
(RMF-10) zone. The Zoning Ordinance allows the establishment of a Planned
Development Overlay No. 7 (PD-7) in the Multi-Family Zone, which requires a minimum
of 4 single-family units, consistent with the PD-7 site development standards and
appearance review, as analyzed within this report. The PD-7 overlay zone was
originally established in 1987 to allow for the creation of detached single-family homes
on individual lots within the City’s multi-family zoning district.
Properties to the north, south, and east are Residential Multi Family – 10, primarily
developed with small lot single-family homes. The property is located across the street
from the Atascadero State Hospital.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Appearance Review
DRC Review
The Design Review Committee discussed the proposed project on May 28, 2014. The
DRC made the following recommendations to the Planning Commission and City
Council regarding the project proposal:
1. Architecture: The DRC recommended revisions to architecture as follows:
a. Increase porch projection to include a minimum of 5-feet
b. Lowering of the porch roofline
c. Variety of materials and colors to provide for articulation of the design
features. The DRC did not recommend the addition of a stone base
treatment.
d. The inclusion of high quality architectural grade garage doors.
2. Fencing: The DRC recommended elimination of the fencing at the terminus of the
shared driveway at the edge of the drainage easement. Fencing to remain at the
rear yard of unit 4.
3. Trash service: The DRC deferred to the Planning Commission for discussion and
recommendation for alternatives.
4. Driveway maintenance: The DRC recommended establishment of a maintenance
agreement over an HOA based on the size of the project.
Modifications have been made to the plans by the applicant to address DRC
recommendations. Conditions of approval have been included in the attached
resolutions regarding paint colors, materials, and garage doors of the units, as well as
trash service and on-site shared maintenance.
Site Plan, Circulation, Parking
The site plan has been proposed to meet the requirements of the Atascadero Municipal
Code and the appearance review requirements of the General Plan. Planned
Development #7 requires specific building and garage setbacks. Staff has reviewed
each lot and building placement for setback consistency. A fire truck turnaround in
provided between lots 3 and 4 which shall be signed for no parking.
Access is provided off of El Camino Real via a 20-foot wide shared driveway. Each lot
contains a minimum of 2 covered parking spaces in the attached garage with 2
additional uncovered guest parking spaces in the private driveway, consistent with the
PD-7 requirements.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Site Plan
El Camino Real
Single-family residential
house on a small 4,086
square foot lot
Front door with covering
Individual waste storage
Shared driveway /
common maintenance
Fire Department turn
around
All parking in driveways
and garages
Typical front yard
landscape areas by
developer
City maintained
drainage swale
Fenced rear yards to be
landscaped by owner
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Proposed Color Board
Architecture, Materials, Color
The applicant is proposing a traditional 2-story home design with wood siding,
articulated roof lines, eaves, contrasting two tone color scheme with building trim, and
trellis elements. There is one floor plan design which is proposed to be used on each of
the four lots. The west elevation on Lot 1 would be enhanced with a larger porch
entryway feature for architectural enhancement facing El Camino Real.
Per PD-7 standards, the upper floor is designed to step back from the ground floor
façade to avoid massing incompatible with small lot developments and increase
opportunities for architectural articulation. The associated PD -7 standards include
provisions requiring that the second floor be a maximum of 75% of the main floor area
and that the rear setback increase from 10-feet to 15-feet for the upper floor.
A color board has been submitted by the applicant, which proposes to utilize the s ame
color scheme on all of the four units. The applicant has stated that he is agreeable to
revising the color scheme to include more historic al color palette with deep earth toned
colors with traditional trim accents. A condition has been included that the applicant
work with staff to modify the color board, and that four distant color schemes be
provided for each of the four units.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Elevations
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conceptual Landscape Plan
Landscape Design
The preliminary landscape plan has been designed as a conceptual plan with limited
plant materials. Staff has included a condition of approval requiring that a complete
landscape and irrigation plan be prepared by a landscape professional and submitted
with building permits. Plant densities shall be increased to provide co verage in the front
yard and visible side yards of each unit. A mixture of drought tolerant trees, shrubs and
ground cover shall be utilized to create a complete landscape with closer plant spacing
according to the size of the plant species. Street trees shall be provided along the El
Camino Real frontage and along the interior shared driveway. Landscape maintenance
will be the responsibility of the individual property owner.
.
Atascadero Municipal Code Section 9-4.125 (Landscape Standards) requires that a 5-
foot landscape setback be provided along the property line of multi-family parcels. This
is required in order to visually soften and add greenery to the property line, especially
where an asphalt driveway is bordered by solid property line fencing. An exception to
this requirement is allowed in locations where a reciprocal access easement exists with
Only a few plants
identified in each
planter area.
Condition to include
complete landscape
coverage and closer
plant spacing
No landscape side
setback provided
(asphalt driveway
directly adjacent to
wood fence.)
Easement proposed to
provide future access
to adjacent parcel.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
the adjacent lot. The applicant has designed the subdivision without the landscape
setback and is proposing to provide an easement for future shared access with
neighboring parcel to the south. The adjacent parcel is currently developed with one
single-family residence, but has future potential for subdivision, and would be provided
access on the driveway of the subject parcel. A condition has been included that the
access easement be dedicated on the subject parcel at time of Final Map.
Trash Service
Trash and recycling is proposed as individual bin containers for each lot. All trash
storage units will be screened from view behind fenced in the rear side yards. The
Atascadero Waste Management company has stated that they will provide individual
trash pick-up along the interior shared driveway, provided that their trucks are able to
utilize the fire truck turn around area so that they do not have to back up onto El Camino
Real. A release form will be required to be signed to allow the trucks to utilize the
private asphalt driveway for pick up.
Due to the property location directly on El Camino Real, the City Public Works
Department has concerns regarding trash pick-up on the main arterial street. Each bin
must be placed 3-feet apart and there is a potential for up to 12 bins along the project
frontage. This would conflict with the existing on-street parking and bike lanes on El
Camino Real, creating an ongoing problem. Trash trucks having to stop to pick up the
bins on the arterial would block traffic. Therefore, the project is conditioned that in the
event that Waste Management determines pick-up cannot be provided on the interio r
shared driveway, then a shared dumpster shall be provided on site, to be located at the
back of fire truck turnaround.
Drainage Feature/ Wetland Area
There is an existing drainage swale at the rear of the property which is designated as a
jurisdictional wetland by the California Department of Fish and Wildlife. The drainage
swale collects water from the surrounding neighborhood and is maintained annually by
the City Public Works Department. The drainage feature, known as “Perkins Ditch” is
characterized as a freshwater wetland dominated by cattail.
A biological report / wetland assessment was completed by Terra Verde Environmental
Consulting on May 2, 2014, in order to assess the drainage feature and determine
jurisdictional analysis and recommendations to avoid and/or minimize potential project
related impacts. Recommendations have been incorporated as mitigation measures in
the proposed Draft Mitigated Negative Declaration. An 11-foot setback is provided
between the proposed development and th e swale. All proposed development is
located beyond the top of bank of the drainage feature and outside CDFW jurisdictional
limits. Fencing shall be installed during construction to protect the drainage area.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Native Tree Removal
Three (3) small live oak trees, ranging in size from 5-inches to 9-inches DBH, are
proposed for removal. The trees are located along the southern property line, adjacent
to the neighbor’s residence, and are not associated with the drainage area or wetland to
the west of the site. All of the trees removed as part of the project shall be mitigated
according to the Atascadero Native Tree Ordinance by either payment of mitigation fees
to the native tree fund, or replanting on site.
Project Benefits
As with all Planned Development overlay districts, certain development standards are
modified in exchange for high quality architectural and site design, affordable housing
provisions, and the establishment of financial mechanisms to cover any increased costs
to police and fire services associated with the new development.
One of the required findings for approval of a planned development rezone is that the
project offers certain redeeming features and public benefit to compensate for the
requested modification and smaller lot sizes allowed by the planned development
zoning. The benefits are divided into two levels, Tier 1 and Tier 2. All of the Tier 1
benefits are considered by the City Council to be mandatory elements of a Planned
Development project. Tier 2 benefits will not apply to all projects but should be
incorporated when applicable. The Planning Commission must find that the project
meets all of the Tier 1 benefits as underlined below, including higher quality
architectural and landscape design and affordable housing.
PD Location Tier 1 Benefits Tier 2 Benefits
Inside of Urban Core
PD-7
PD-17
Custom PD’s
a) Affordable / Workforce Housing
b) High Quality Architectural Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
Affordable Housing
The City Council’s Inclusionary Affordable Housing Program states that all residential
developments that require a legislative approval either provide deed restricted
affordable units or pay affordable housing in-lieu fees. This program requires the
proposed project to either provide one deed-restricted moderate-income unit for a 30-
year period, or pay in in-lieu fee equivalent to 5% of the construction value of each
residence. This condition has been included in the attached resolution s.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Tentative Parcel Map
A four (4)-lot parcel map is proposed as part of the project consistent with the Master
Plan of Development. The Parcel Map has been conditioned by the City Engineer to
meet all City standards. The applicant will be required to record CC&R’s for the map
that will include maintenance and access of any common areas, including the project
underground drainage detention basins, shared driveway, and south property line fence.
Fiscal Impacts
The project would likely have a slight negative impact on City revenues. As a general
rule, single-family dwellings require services that exceed the revenue generated by the
proposed uses. A standard condition of approval has been included requiring
emergency services and facility maintenance costs are 100% funded by the project by
annexing into the City’s Community Facilities District.
General Plan Consistency
The General Plan MDR land use designation permits a maximum density of 10 dwelling
units per acre with the approval of the Planned Development Overlay Zone.
Implementing General Plan programs requires appearance review of architectural
design, materials, street trees, and landscaping to maintain and retain the rural
atmosphere and protect the environment, and incorporate architectural themes into the
site and building design. As analyzed above, the proposed project, as conditioned, is
consistent with the General Plan.
In staff’s opinion, the project is consistent with the goals and policies of the Land Use
Element and the Housing Element. The project will provide 4 new single-family
dwellings that fulfill an important housing need within the community. As conditioned,
the project incorporates architectural and landscape elements that are consistent with
the character of the surrounding neighborhood, and the General Plan’s appearance
review requirement.
Findings:
Conditional Use Permit (Master Plan of Development)
As previously mentioned, a Master Plan of Development is required for the PD-7,
approved through the Conditional Use Permit process. The Conditional Use Permit
process provides the opportunity for the public and the Planning Commission to review
the specifics of land use proposals, such as architectural design, site design, landscape,
and specific standards of the Zoning Ordinance. The following five findings must be
made to approve a Conditional Use Permit:
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual.
Staff Comment: The use and appearance is consistent with the single-family
residential designation of the Plan and Gene ral Plan Land Use Element Policies and
Housing Element Policies.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the PD-7 Ordinance.
Staff Comment: As conditioned, the project satisfies all PD-7 Zoning Code
provisions, incorporating high-quality architectural and neighborhood design.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
Staff Comment: The proposed residential project will not be detrimental to the
general public or working persons’ health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The project has been designed to be consistent with the existing
neighborhood character, with detached single-family homes on small multifamily
zoned lots. An access easement will be provided to allow shared access to the
adjacent parcel to the south when that lot develops.
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 n ormal 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. A single-
family residential subdivision use in the proposed location is consistent and
compatible with the surrounding residential neighborhood. The General Plan
identifies this site as Multi-Family Residential with a maximum density of 10 dwelling
units per acre (du/ac) with a minimum lot area of 0.5 acres net. Smaller lot sizes
allowing up to 10 du/ac may be allowed through a Planned Development Overlay.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Based on staff’s analysis in the preceding sections, it appears that a ll of the required
findings for approval of a Master Plan of Development (Conditional Use Permit) can be
made. The project is consistent with the City’s General Plan Land Use and Housing
Elements.
Proposed Environmental Determination
Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public
agencies and interested members of the public on July 17, 2014. The Environmental
Analysis identified concerns regarding potential impacts to aesthetics, air quality,
biology, cultural resources, geology and soils, water quality, noise, and traffic. Mitigation
measures pertaining to these areas are included. A finding is proposed that this project
would not have a significant effect on the environment based upon the implementation
of the identified mitigation measures.
Staff is recommending the Commission recommend that the City Council certify
Proposed Mitigated Negative Declaration 2014-0006.
CONCLUSION:
The proposed project is consistent with the General Plan and Atascadero Municipa l
Code, as analyzed within this staff report. The project has been reviewed by the City’s
Design Review Committee and recommendations have been included in the plans or
conditioned in the attached resolutions. It is staff’s opinion that the proposed project, as
conditioned allows the Planning Commission to make all of the required findings for
project approval recommendation to the City Council.
ALTERNATIVES:
1. The Commission may recommend modifications to the project and/or conditions
of approval for the project.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may recommend the City Council deny the project. The parcel
would retain its zoning designation of Residential Multi-Family - 10. The
Commission should specify the reasons for denial of the project and make an
associated finding with such action.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
ATTACHMENTS:
Attachment 1: Location Map, General Plan, and Zoning
Attachment 2: Perceptive Drawings by Applicant
Attachment 3: Proposed Mitigated Negative Declaration and Initial Study
Attachment 4 Draft Resolution of Approval Proposed Mitigated Negative Declaration
Attachment 5: Draft Resolution of Approval Proposed Zoning Map Change
Attachment 6: Draft Resolution of Approval Proposed Master Plan of Development
Attachment 7: Draft Resolution of Approval Proposed Vesting Tentative Parcel Map
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Attachment 1: Location Map, General Plan, and Zoning
Existing Designations:
-General Plan: Medium Density Residential
-Zoning District: Residential Multi-Family - 10
Proposed Designations:
-General Plan: Medium Density Residential
-Zoning District: Residential Multi-Family – 10 / Planned Development #7 overlay
Project location: 10380
El Camino Real
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Attachment 2: Perspective Drawings by Applicant
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Attachment 3: Draft Mitigated Negative Declaration and Initial Study
See following
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
ATTACHMENT 4: Draft Resolution PC 2014-0014
PD-7 – ZCH 2014-0173, CUP 2014-0282, TPM 2014-0101
Draft Mitigated Negative Declaration
DRAFT RESOLUTION PC 2014-0014
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING
THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED
NEGATIVE DECLARATION 2014-0006 PREPARED FOR ZONE
CHANGE ZONE CHANGE 2014-0173, CONDITIONAL USE PERMIT
2014-0282, AND TENTATIVE PARCEL MAP 2014-0101,
ON APN 056-383-021
(10380 El Camino Real / Michaud)
WHEREAS, an application has been received from Leo Michaud (8090 Cristobal Ave.
Atascadero, CA 93422), Applicant and Property Owner, to consider a project consisting of a
Zone Change from RMF-10 (Residential Multi-Family-10) to RMF-10/PD-7 (Residential Multi-
Family-10 with Planned Development Overlay #7) with the adoption of a Master Plan of
Development and a four lot Tentative Parcel Map on APN 056-383-021; and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2014-0006
were prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission of the City of Atascadero held a public hearing
on August 5, 2014 following the close of the review period to consider the Initial Study and
Proposed Mitigated Negative Declaration; and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero hereby
resolves to recommend that the City Council certify Proposed Mitigated Negative Declaration
2014-0006 based on the following Findings as shown in Exhibit A:
1. The Proposed Mitigated Negative Declaration has been completed in compliance
with CEQA; and,
2. The Proposed Mitigated Negative Declaration was presented to the Planning
Commission, and the information contained therein was considered by the
Planning Commission, prior to recommending action on the project for which it
was prepared; and,
3. The project does not have the potential to degrade the environment when
mitigation measures are incorporated into the project.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
4. The project will not achieve short-term to the disadvantage of long-term
environmental goals.
5. The project does not have impacts which are individually limited, but
cumulatively considerable.
6. The project will not cause substantial adverse effects on human beings either
directly or indirectly.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ______________________, and seconded by Commissioner
___________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Exhibit A: Proposed Mitigated Negative Declaration 2014-0006
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
ATTACHMENT 5: Draft Resolution PC 2014-0015
PD7 - Zone Change 2014-0173; Approval of Proposed Zoning Map Change
DRAFT RESOLUTION PC 2014-0015
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL APPROVE
ZONE CHANGE 2014-0173 AMENDING THE OFFICIAL ZONING MAP
DISTRICT OF APN 056-383-021 FROM RMF-10 (RESIDENTIAL MULTI-
FAMILY-10) TO RMF-10 / PD-7 (RESIDENTIAL MULTI_FAMILY-10
WITH PLANNED DEVELOPMENT OVERLAY #7)
ON APN 056-383-021
(10380 El Camino Real / Michaud)
WHEREAS, an application has been received from Leo Michaud (8090 Cristobal Ave.
Atascadero, CA 93422), Applicant and Property Owner, to consider a project consisting of a
Zone Change from RMF-10 (Residential Multi-Family-10) to RMF-10/PD-7 (Residential Multi-
Family-10 with Planned Development Overlay #7) with the adoption of a Master Plan of
Development and a four lot Tentative Parcel Map on APN 056-383-021; and,
WHEREAS, the site’s General Plan Designation is MDR (Medium-Density Residential);
and,
WHEREAS, the site’s current Zoning District is RMF-10 (Residential Multi-Family-10);
and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2014-0006 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission has determined that it is in the best interest of the
City to enact this amendment to the Official Zoning Map to protect the health, safety and welfare
of its citizens by applying orderly development of the City; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at which
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
hearing evidence, oral and documentary, was admitted on behalf of said Zoning amendments;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on August 5, 2014, studied and considered Zone Change 2014-0173, after
first studying and considering the Proposed Mitigated Negative Declaration prepared for the
project; and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings for Approval of a Zone Change to the Official Zoning Map of
Atascadero Changing the existing site zoning to RMF-10/PD7. The Planning Commission
finds as follows:
1. Modification of development standards or processing requirements is warranted to
promote orderly and harmonious development.
2. Modification of development standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a beneficial
effect on the area.
3. Benefits derived from the overlay zone cannot be reasonably achieved through
existing development standards or processing requirements.
4. Proposed plans offer certain redeeming features to compensate for the requested
modification.
SECTION 2. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on August 5, 2014, resolved to recommend that the
City Council introduce for first reading by title only, an ordinance that would rezone the subject
site consistent with the following:
1. Exhibit A: Zone Change Map
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ___________________, and seconded by Commissioner
________________, the foregoing resolution is hereby adopted in its entirety by the following
roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Exhibit A: Official Zoning Map Change 2014-0173 (Planned Development Overlay #7)
Existing Designations:
-General Plan: Medium Density Residential
-Zoning District: Residential Multi-Family - 10
Proposed Designations:
-General Plan: Medium Density Residential
-Zoning District: Residential Multi-Family – 10 / Planned Development #7 overlay
Project location:
10380 El Camino Real
Planned Development
#7 overlay
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
ATTACHMENT 6: Draft Resolution PC 2014-0016
PD-7 Master Plan of Development (CUP 2014-0282)
DRAFT RESOLUTION PC 2014-0016
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING
THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT
2014-0282 (MASTER PLAN OF DEVELOPMENT) ON APN 056-383-021
(10380 El Camino Real / Michaud)
WHEREAS, an application has been received from Leo Michaud (8090 Cristobal Ave.
Atascadero, CA 93422), Applicant and Property Owner, to consider a project consisting of a
Zone Change from RMF-10 (Residential Multi-Family-10) to RMF-10/PD-7 (Residential Multi-
Family-10 with Planned Development Overlay #7) with the adoption of a Master Plan of
Development and a four lot Tentative Parcel Map on APN 056-383-021; and,
WHEREAS, the site’s General Plan Designation is MDR (Medium-Density Residential);
and,
WHEREAS, the site’s current Zoning District is RMF-10 (Residential Multi-Family-10);
and,
WHEREAS, the PD-7 Overlay District requires a Master Plan of Development to be
approved in the form of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2014-0006 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 laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on August 5, 2014, studied and considered Conditional Use Permit 2014-
0282 (Master Plan of Development), after first studying and considering the Proposed Mitigated
Negative Declaration prepared for the project, and
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Approval of Conditional Use Permit. The Planning
Commission of the City of Atascadero finds as follows:
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the PD-7 Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
SECTION 2. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on August 5, 2014, resolved to recommend that the
City Council approve Conditional Use Permit 2014-0282 (Master Plan of Development) subject
to the following:
1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development (Site Plan)
3. EXHIBIT C: Statistical Project Summary
4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Grading and Drainage Plan
6. EXHIBIT F: Floor Plans, Elevations
7. EXHIBIT G: Site Sections
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ____________________, and seconded by Commissioner
__________________, the foregoing resolution is hereby adopted in its entirety by the following
roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
PD-7 Master Plan of Development (CUP 2004-0138) ZCH 2004-0090
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Planning Services
1. The approval of this zone change and use permit shall become final
and effective following City Council approval.
BP PS
2. Approval of this Master Plan of Development shall be valid
concurrently with the life of Tentative Parcel Map 2014-0101 and then
indefinitely following Final Map. The Master Plan of Development
approval shall expire and become null and void unless a Final Map is
recorded consistent with the Master Plan of Development.
FM PS
3. Subsequent changes to the Master Plan of Development shall be
approved by the Planning Commission, independent of Council
action.
On-going PS
4. The Community Development Department shall have the authority to
approve the following minor changes to the project the (1) modify the
site plan project by less than 10%, (2) result in a superior site design
or appearance, and/or (3) address a construction design issue that is
not substantive to the Master Plan of Development. The Planning
Commission shall have the final authority to approve any other
changes to the Master Plan of Development and any associated
Tentative Maps.
BP / FM PS
5. All subsequent Maps and construction permits shall be consistent with
the Master Plan of Development contained herein.
BP / FM PS
6. The applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim
or action brought to challenge an approval by the city, or any of its
entities, concerning the project.
BP / FM PS
7. All exterior elevations, finish materials and colors shall be consistent
with the Master Plan of Development as shown in EXHIBITS F and G
to include the following, subject to staff approval:
The applicant shall submit a new color board which reflects a
historical color palette with earth-toned colors and deep accents,
consistent with the selected architectural style, subject to final
staff approval. Four (4) distinct color schemes shall be provided,
one for each unit. A two toned paint scheme shall be utilized for
the walls, with a third trim color utilized on the building and
window trim.
All windows and garage doors shall be recessed and not be flush
BP PS
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
with the exterior.
All garage doors shall be of architectural grade and high durable
quality and painted to match or compliment the final approved
building colors. Garage doors may either be purchased from the
factory in a color approved by staff, or may be purchased in a
primer finish to be painted in a color approved by staff. Garage
door specifications to be identified on plans prior to building
permit issuance
8. All site development shall be consistent with the maximum intensities
described in the statistical project summary as shown in EXHIBIT B
AND C.
BP/FM PS
9. All site work, grading, and site improvements shall be consistent with
the Master Plan of Development as shown in EXHIBITS B through G
with the following minor site modification:
The landscape plan shall be modified to reflect high quality
landscape, as required by the Planned Development overlay.
A landscape and irrigation plan shall be prepared by a
landscape professional and shall be consistent with the Water
Efficient Landscape Ordinance. Plant palettes shall include a
mixture of drought tolerant trees, shrubs, and ground cover
plants. Plant spacing and density shall be adequate to provide
complete coverage in all front yards and visible side yards,
based on the size and species of plants specified.
Street trees shall be planted along El Camino Real and along
the interior private driveway, spaced at 30-foot on center
minimum. Street trees installed on El Camino Real shall be
specified as 24-inch box sized London Planes, and planted per
Public Works specifications
BP/FM PS
10. All project fencing shall be installed consistent with EXHIBIT B, D & G
subject to the following modifications:
The design of all fencing shall be of high architectural quality,
durability, and compatible with the selected architectural building
design, subject to staff approval.
6-foot solid wood fences shall be designed to match the
architectural style and shall utilize wood trim pieces along the top
to cap the fence; dog eared fence tops shall not be installed.
Fences shall be stained or clear coated
Fencing along the El Camino Real frontage and in the front
setbacks of any of the units shall be open split rail fencing,
BP/FM PS
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
maximum height of 3-feet, as identified on the site plan and site
sections.
A 5-foot high black metal fence shall be installed in the rear yard
of Lot 4 along the westerly property line, adjacent to the drainage
feature.
No fencing shall be installed at the end of the driveway adjacent
to the drainage feature.
Any existing perimeter fencing shall be repaired as required to
perform as fully and aesthetically functional to match new fencing
and project conditions.
11. A final landscape and irrigation plan shall be submitted with building
permits and/or site improvement permits.
Landscaping shall be installed in all front yards and visible side
yards by the developer prior to final of each building permit.
All exterior meters, air conditioning units, and mechanical
equipment shall be screened with landscape material.
Trash/recycle container areas shall be screened with fencing or
landscape.
All landscape maintenance shall be the responsibility of the
individual property owner, with the exception of the landscape
along El Camino Real frontage and the drainage swale.
Maintenance of the El Camino Real frontage landscape and
street trees shall be identified in the maintenance agreement.
The property owner of Lot 4 shall coordinate with the City Public
Works Department regarding maintenance of the jurisdictional
wetland/drainage swale at the rear of the project; no work shall
be done in this area without City and Department of Fish and
Wildlife permits.
BP PS
12. Individual trash receptacle bins shall be provided for each unit and
shall be brought to the front of each private driveway weekly for pick
up by Waste Management. Trash, recycling and green waste bins
shall be picked up on the interior shared driveway, and not on El
Camino Real. The fire truck turnaround area shall remain obstructed
to allow for trash truck access and turnaround.
A letter confirming pick up on the private driveway shall be
prepared and signed by the trash pick-up company prior to the
issuance of onsite improvement permits. The property owner
shall provide Waste Management with any driveway access
release agreements as required by Waste Management in
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
order to provide this service on site.
If for any reason the waste management company is unable to
provide individual bin pick on the private driveway, then a
shared dumpster shall be constructed and utilized by the four
units. The dumpsters shall be located at the back of the fire
truck turnaround. A solid masonry enclosure shall be
constructed of split face block or stucco finish, with painted
solid metal doors. Landscape screening shall be installed
around the trash enclosure. Provisions for trash pick-up shall
be included in the project’s shared maintenance agreement
and easements shall be located to allow access to the trash
enclosure.
Individual trash, recycle and green waste bins shall not be
permitted to be located on El Camino Real for pick up.
13. Affordable Housing Requirement: The applicant shall either
designate one unit as moderate-income unit, deed-restricted for a 30-
year period, or pay an in-lieu fee of 5% of the valuation of the four
market rate units. Deed restriction shall be recorded concurrent with
final map, or in-lieu fees shall be paid at time of building permit
issuance.
FM, BP PS, CE
14. All exterior material finishes (siding, accent materials, lighting, garage
doors) shall be durable, high quality, and consistent with the
architectural appearance of each home.
BP
PS
15. The shared driveway and the fire truck turnaround shall be signed as
“no parking”
BP PS/FD
16. A deed notification shall be recorded on Lot 4 to notify the property
owner of the City easement for maintenance of the drainage feature,
and to notify the property owner of the Department of Fish and Wildlife
jurisdictional boundaries of the wetland area.
FM PS
17. An easement shall be dedicated and recorded on favor of the
adjacent parcel to the south (APN 056-383-022) to allow shared
access of the interior driveway along the property line of the subject
parcel at APN 056-383-021. If the adjacent property develops in the
future, it shall be permitted to utilize the 20-foot driveway on the
subject parcel for shared access.
FM PS
18. Specifications and location for the mailboxes shall be identified with
building permits and on/off site improvement permits for review and
approval by City staff and the post office. If located on El Camino
Real frontage, one shared mailbox receptacle shall be permanently
installed, allowing adequate access around the mailbox so not to
BP/FO PS
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
block the sidewalk. Mailboxes shall be installed prior to permit final.
19. Prior to final map, the applicant shall submit CC&Rs for review and
approval by the City Engineer, City Attorney, and Community
Development Department. The CC&R’s shall record with the Final
Map and shall include the following:
a. Provisions for maintenance of all common areas including
access, fire turn around, street trees, fencing and
landscaping.
1. The CC&R’s shall state that all exterior colors, exterior
materials, yard fencing, and site landscaping shall be
consistent with the overall master plan of development.
b. A detailed list of each individual homeowner’s
responsibilities for maintenance of the individual units.
c. Individual unit’s responsibility for keeping all trash
receptacles behind fences at rear side yards.
d. A provision for review and approval by the City
Community Development Department for any changes to
the CC&R’s that relate to the above requirements prior to
the changes being recorded or taking effect.
BP
PS
20. The emergency services and facility maintenance costs listed below
shall be 100% funded by the project in perpetuity. The service and
maintenance costs shall be funded through a community facilities
district established by the City at the developer's cost. The funding
mechanism must be in place prior to or concurrently with acceptance
of the final maps. The funding mechanism shall be approved by the
City Attorney, City Engineer and Administrative Services Director prior
to acceptance of any final map. The administration of the above
mentioned funds shall be by the City. Developer agrees to participate
in the community facilities district and to take all steps reasonably
required by the City with regard to the establishment of the district and
assessment of the property.
All Atascadero Police Department service costs to the project.
All Atascadero Fire Department service costs to the project.
Off-site common City of Atascadero park facilities maintenance
service costs related to the project
FM PS
21. All tract maintenance costs listed below shall be 100% funded by the
project in perpetuity. The service and maintenance cost shall be
funded through a maintenance agreement or Home Owners
Association established by the developer subject to City approval.
The maintenance agreement or HOA shall be approved by the City
Attorney, City Engineer and Administrative Services Director, must be
FM PS
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
in place prior to, or concurrently with acceptance of any final maps.
The administration of the above mentioned funds, and the
coordination and performance of maintenance activities, shall be the
responsibility of the Home Owners Association, or the individual
property owners as outlined in the maintenance agreement.
All streets, sidewalks, shared driveways, shared and sewer
mains within the project.
All drainage facilities and detention basins.
All common landscaping areas, street trees, parkway planters,
manufactured slopes outside private yards, and other similar
facilities.
All frontage landscaping, street trees and sidewalks along arterial
roads, including the El Camino Real frontage
City Engineer Standard Conditions
1. All public improvements shall be designed and constructed in
conformance with the City of Atascadero Engineering Department
Standard Specifications and Drawings and/or as directed by the City
Engineer.
FM/FO PW
2. In the event that the applicant is allowed to bond for the public
improvements required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with the City
Council.
FM PW
3. An engineer’s estimate of probable cost shall be submitted for review
and approval by the City Engineer to determine the amount of the
bond.
FM PW
4. The Subdivision Improvement Agreement shall record concurrently
with the Final Map.
FM PW
5. An encroachment permit shall be obtained prior to the issuance of
building permit.
BP PW
6. A six (6) foot Public Utility Easement (PUE) shall be provided
contiguous to the El Camino Real property frontage.
FM PW
7. The applicant is responsible for the relocation and/or alteration of any
existing utilities that need to be relocated.
BP PW
8. The applicant shall install all new utilities (water, gas, electric, cable
TV and telephone) underground from the point of connection
established by the public utility provider. Utilities shall be extended to
BP PW
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
the property line frontage of each lot or its public utility easement.
9. The applicant shall monument all property corners for construction
control and shall promptly replace them if disturbed.
FM PW
10. The applicant shall acquire title interest in any off-site land that may
be required to allow for the construction of the public improvements.
The applicant shall bear all costs associated with the necessary
acquisitions. The applicant shall also gain concurrence from all
adjacent property owners whose ingress and egress is affected by
these improvements.
FM PW
11. Slope easements shall be provided, as needed, to accommodate cut
or fill slopes.
FM PW
12. Drainage easements shall be provided, as needed, to accommodate
both public and private drainage facilities.
FM PW
13. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the parcel map.
FM PW
14. All existing and proposed utility, pipeline, open space, or other
easements are to be shown on the parcel map. If there are building
or other restrictions related to the easements, they shall be noted on
the parcel map. The applicant shall show all access restrictions on
the parcel map.
FM PW
15. The Final Map shall be acceptable to the City Surveyor or City
Engineer prior to the map being placed on the agenda for City Council
acceptance.
FM PW
16. Prior to recording the parcel map, the applicant shall submit a map
drawn in substantial conformance with the approved tentative map
and in compliance with all conditions set forth herein. The map shall
be submitted for review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision Ordinance.
FM PW
17. Prior to recording the parcel map, the applicant shall set monuments
at all new property corners. A registered civil engineer or licensed
land surveyor shall indicate by certificate on the parcel map, that
corners have been set or shall be set by a date specific and that they
will be sufficient to enable the survey to be retraced.
FM PW
18. Prior to recording the parcel map, the applicant shall pay all
outstanding plan check/inspection fees.
FM PW
19. Prior to recording the parcel map, the applicant shall complete all
improvements required by these conditions of approval.
FM PW
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
20. Prior to recording the parcel map, the applicant shall have the map
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that
may be required by the utility company. A copy of the letter shall be
submitted to the City. New easements shall be shown on the parcel
map
FM PW
21. Prior to the final inspection of any public improvements, the applicant
shall submit as-built drawings and a written statement from a
registered civil engineer that all work has been completed and is in full
compliance with the approved plans.
BP PW
22. Prior to the final inspection, the applicant shall submit a written
certification from a registered civil engineer or land surveyor that all
survey monuments have been set as shown on the Final Map.
BP PW
City Engineer Project Conditions
22. Driveway approaches shall be constructed in accordance with City
standards and shall include a 4-foot wide unobstructed pedestrian
sidewalk around the approach. If necessary, applicant shall supply
public pedestrian easement to allow for 4-foot wide unobstructed
pedestrian sidewalk.
FM/BP PW
23. All sewer laterals serving buildings where the finish floor is less than
12-inches above the next upstream manhole shall be fitted with a
backflow prevention device.
FM/BP PW
24. The project plan submittal shall include a detailed hydrology report
addressing storm water run-off for the pre- and post-development
(on-site). The analysis shall be prepared consistent with City and
State standards for storm water detention/retention and treatment
to the satisfaction of the City Engineer.
FM/BP PW
25. The project shall be designed in compliance with the Cities post-
construction drainage standards and specifications and in
accordance with stormwater regulations/orders adopted by the
State of California (effective March 6, 2014). Projects that propose
2,500 sq. ft. or more of impervious surface area shall prepare a
stormwater analysis demonstrating how the proposed design is
capable of supporting the water management zone criteria and
post-construction performance requirements prior to submittal of
construction documents.
FM/BP PW
26. Stormwater detention/retention as well as water quality shall
conform to the City and State requirements.
FM/BP PW
27. New water facilities and services shall be designed and
constructed in accordance with the requirements of the Atascadero
FM/BP PW
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mutual Water Company.
28. Wastewater discharge shall conform to City requirements and shall
connect to a public sewer main, to the satisfaction of the City
Engineer.
FM/BP PW
29. Wastewater fees shall be paid prior to issuance of building permits. FM/BP PW
Mitigation Measures
Mitigation Measure 1.d. 1: All lighting shall be designed to eliminate any
off site glare. All exterior site lights shall utilize full cut-off, “hooded”
lighting fixtures to prevent offsite light spillage and glare. Any luminaire
pole height shall not exceed 12-feet in height, limit intensity to 2.0 foot
candles at ingress /egress. No light shall be permitted to spill off-site.
Fixtures shall be shield cut-off type.
BP BS/PS 1.d.1
Mitigation Measure 3.b.1: The project shall be conditioned to comply with
all applicable District regulations pertaining to the control of fugitive dust
(PM-10) as contained in Section 2 “Assessing and Mitigating Construction
Impacts.”
2.3.1 Standard Mitigation Measures for Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications;
Fuel all off-road and portable diesel power equipment with ARB
certified motor vehicle diesel fuel (non-taxed version suitable for
use off-road);
Use diesel construction equipment meeting ARB’s Tier 2 certified
engines or cleaner off-road heavy duty diesel engines, and
comply with State off-Road Regulations;
Use on-road heavy duty trucks that meet ARB’s 2007 or cleaner
certification standard for on-road heavy duty diesel engines, and
comply with State On-Road Regulation;
Construction or trucking companies with fleets that do not have
engines in their fleet that meet the engine standards identified in
the above two measures (e.g. captive or NOx exempt area fleets)
may be eligible by proving alternative compliance;
All on and off-road diesel equipment shall not idle for more than
5 minutes. Signs shall be posted in the designated queuing
areas and or job sites to remind drivers and operators of the 5
minute idling limit;
Diesel idling within 1,000 feet of sensitive receptors is not
permitted;
Staging and queuing areas shall not be located within 1,000 feet
of sensitive receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered
equipment, where feasible; and
Use alternatively fueled construction equipment on- site where
feasible, such as compressed natural gas (CNG), liquefied
BP BS/PS 3.b.1
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
natural gas (LNG), propone or biodiesel.
2.4 Fugitive Dust Mitigation Measures: Expanded List
A. Reduce the amount of the disturbed areas where possible;
B. Use of water trucks or sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the site. Increased watering
frequency would be required whenever wind speeds exceed 15
mph. Reclaimed (non-potable) water should be used whenever
possible;
C. All dirt stock pile areas should be sprayed daily as needed;
D. Permanent dust control measures identified in the approved
project revegetation 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, non-invasive grass seed and water until
vegetation is established;
F. All disturbed soil area not subject to revegetation 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
completed as soon as possible. In addition, building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used;
H. Vehicle speed for all construction vehicles shall not exceed 15
mph on any unpaved surface at the construction site;
I. All trucks hauling dirt, sand, soil, or other loose materials are to
be covered or should maintain at least two feet of freeboard
(minimum vertical distance between top of load and top of trailer)
in accordance with CVC Section 23114;
J. Install wheel washers where vehicles enter and exit unpaved
roads onto streets, or wash off trucks and equipment 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. All of these fugitive dust mitigation measures shall be shown on
grading and building plans;
M. The contractor or builder shall designate a person or person to
monitor the fugitive dust emissions and enhance the
implementation of the measures as necessary to minimize dust
complains, reduce visible emission below 20% opacity, and to
prevent transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be in
progress. The name and telephone number of such persons
shall be provided to the APCD Compliance Division prior to the
start of any grading, earthwork or demolition.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 3.b.2: The project shall be conditioned to comply with
all applicable APCD regulations pertaining to Naturally Occurring
Asbestos (NOA). Prior to any grading activities a geologic evaluation
should be conducted to determine if NOA is present within the area that
will be disturbed. If NOA is not present, and exemptions request must be
filed with the District. If NOA is found at the site, the applicant must
comply with all requirements outlined in the Asbestos ATCM. This may
include development of an Asbestos Dust Mitigation Plan and an
Asbestos Health and Safety program for approval by the APCD. Technical
Appendix 4.4 of the SLO County APCD CEQA Air Quality Handbook
includes a map of zones throughout San Luis Obispo County where NOA
has been found and geological evaluation is required prior to any grading.
BP BS/PS 3.b.2
Mitigation Measure 3.b.3: The project shall be conditioned to comply with
all applicable APCD regulations pertaining to demolition. Demolition
activities can have potential negative air quality impacts, including issu es
surrounding proper handling, demolition, and disposal of asbestos
containing material (ACM). Asbestos containing materials
could be encountered during demolition of existing buildings or can also
be found in utility pipes/pipelines (transite pipes or insulation on pipes). If
utility pipelines are scheduled for removal or relocation or a building(s) is
proposed to be removed or renovated, various regulatory requirements
may apply, including the requirements stipulated in the National Emission
Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos
NESHAP). These requirements include but are not limited to: 1)
notification to the APCD, 2) an asbestos survey conducted by a Certified
Asbestos Inspector, and, 3) applicable removal and disposal requirements
of identified ACM.
BP BS/PS 3.b.3
Mitigation Measure 3.b.4: Developmental burning of vegetative material is
prohibited within San Luis Obispo County. There shall be no
developmental burning of vegetation on site.
BP BS/PS 3.b.4
Mitigation Measure 4.b.c.1: All construction, structures, permanent fences
and grading shall be located beyond the top of bank of the rear drainage
feature known as “Perkins Ditch”. There shall be no removal of
vegetation surrounding the wetland or drainage feature. An 11 foot
setback shall be maintained to the centerline of the drainage ditch
according to the proposed site section drawings (MND Attachment 6.)
BP BS/PS 4.b.c.1
Mitigation Measure 4.b.c.2: High‐visibility flagging or fencing shall be
installed along the top of the bank to ensure that the drainage feature is
avoided during construction. Signage will be also installed in association
with the flagging/fencing designating the drainage feature as an
environmentally sensitive area. All construction activities and personnel
shall remain outside of the flagged/fenced area, and flagging/fencing shall
be maintained for the duration of construction.
BP BS/PS 4.b.c.2
Mitigation Measure 4.b.c.3: No refueling or maintenance of vehicles or
equipment shall occur within 100 feet of the drainage feature.
BP BS/PS 4.b.c.3
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 4.b.c.4: Spill clean‐up kits and secondary
containment shall be made available and used to prevent spills or leaks
from entering the drainage.
BP BS/PS 4.b.c.4
Mitigation Measure 4.b.c.5: Appropriate Best Management Practices
(e.g., silt fencing, straw wattles, etc.) shall be installed, as necessary, to
avoid and/or minimize silt and sedimentation impacts to the drainage
feature.
BP BS/PS 4.b.c.5
Mitigation Measure 4.b.c.6: Any graded areas shall be stabilized with
erosion control hydroseed consisting of native species matching the
existing plant species within the tributary stream. The seed and plant
material shall not contain any introduced plant species. See biological
report for identified plant species.
BP BS/PS 4.b.c.6
Mitigation Measure 4.e.1: All tree removals shall be mitigated according to
the Atascadero Native Tree Ordinance. Mitigation shall include either
replanting on site, or payment of mitigation fees to the Native Tree fund.
BP PS 4.e.1
Mitigation Measure 4.e.2: Grading and excavation and grading work shall
be 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 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.
BP PS 4.e.2
Mitigation 5.b.1: In the event that archaeological resources are
discovered on the property, all work on the project shall stop. When a
project will impact an archeological site, the Atascadero Community
Development Department shall first determine whether the site is a
historical resource. If a lead agency determines that the archaeological
site is an historical resource, it shall refer to the Public Resources Code
Sections for guidance. If an archaeological resource is neither a unique
archaeological nor an historical resource, the effects of the project on
those resources shall not be considered a significant effect on the
environment.
BP/GP PS/BS 5.b.1
Mitigation 5.d.1: In the event that human remains are discovered on the
property, all work on the project shall stop and the Atascadero Police
Department and the County Coroner shall be contacted. The Atascadero
Ongoing PS 5.d.1
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Community Development Department shall be notified. If the human
remains are identified as being Native American, the California Native
American Heritage Commission (NAHC) shall be contacted at (916) 373-
3710 within 24 hours. A representative from listed tribes shall be notified
and present during the excavation of any remains.
Mitigation Measure 6.b.1: Any grading permit application plans shall
include erosion control measures to prevent soil, dirt, and debris from
entering the storm drain system during and after construction. A separate
plan shall be submitted for this purpose and shall be subject to review and
approval by City Staff at the time of Building Permit application.
BP BS/PS 6.b.1
Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro seeded
with an appropriate erosion control method (erosion control blanket,
hydro-mulch, or straw mulch appropriately anchored) immediately after
completion of earthwork. All disturbed slopes shall have appropriate
erosion control methods in place. Duration of the project: The contractor
will be responsible for the clean-up of any mud or debris that is tracked
onto public streets by construction vehicles.
BP BS/PS 6.b.2
Mitigation Measure 6.c.d.1: Prior to the issuance of building permits, the
applicant will submit a soils report to Building Department. The building
plans will be required to follow the recommendations of the soils rep ort to
assure safety for residents and buildings. The soils report will ensure that
the proposed project site and building location will not be subject to
geological events.
BP BS/PS 6.c.d.1
Mitigation Measure 9.e.f.1: The developer is responsible for ensuring
that all contractors are aware of all storm water quality measures and that
such measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop orders.
BP BS/PS 9.e.f.1
Mitigation Measure 9.e.2.
i) Limit disturbance of creeks and natural drainage feature
ii) Minimize compaction of highly permeable soils
iii) Limit clearing and grading of native vegetation at the site to the
minimum area needed to build the project, allow access, and
provide fire protection.
iv) Minimize impervious surfaces by concentrating improvements on
the least-sensitive portions of the site, while leaving the
remaining land in a natural undisturbed state
v) Minimize storm water runoff by implementing one of more of the
following site design measures:
(1) Direct roof runoff into cisterns or rain barrels for reuse
(2) Direct roof runoff onto vegetated areas safely away
from building foundations and footings, consistent with
California Building code
(3) Direct runoff from sidewalks, walkways, and/or patios,
driveways, and/or uncovered parking lots onto
BP BS/PS 9.e.2.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
PD-7 Master Plan of Development
CUP 2014-0282 / ZCH 2014-0173
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
vegetated areas safely away from building foundations
and footings, consistent with California building code
(4) Construct driveways uncovered parking lots, walkways,
and patios with permeable surfaces. (Central Coast
Water Control Board, 2013)
Mitigation Measure 12.d.1: All construction activities shall comply with the
City of Atascadero Noise Ordinance for hours of operation.
BP BS/PS 12.d.1
Mitigation Measure 16. e.1: The proposed home shall be compliant with
Atascadero Fire Department Standards including the appropriate slope of
driveway, materials used to construct the driveway (paved), and a
required fire turnaround on site. (Atascadero Fire Department)
BP BS/PS 16.e.1
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
EXHIBIT B: Master Plan of Development (Site Plan)
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
EXHIBIT C: Statistical Summary of Project
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
EXHIBIT D: Preliminary Landscape Plan
Condition 9: The landscape plan shall be modified to reflect
high quality landscape, as required by the Planned
Development overlay. A landscape and irrigation plan shall be
prepared by a landscape professional and shall be consistent
with the Water Efficient Landscape Ordinance. Plant palettes
shall include a mixture of drought tolerant trees, shrubs, and
ground cover plants. Plant spacing and density shall be
adequate to provide complete coverage in all front yards and
visible side yards, based on the size and species of plants
specified.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
EXHIBIT E: Grading and Drainage Plan
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
EXHIBIT F: Elevations & Floor Plans
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
EXHIBIT G: Site Sections
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
ATTACHMENT 7: Draft Resolution PC 2014-0017
TPM 2014-0101 Vesting Tentative Parcel Map
DRAFT RESOLUTION PC 2014-0017
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING
THAT THE CITY COUNCIL APPROVE VESTING TENTATIVE PARCEL
MAP 2014-0101, A FOUR LOT SUBDIVISION CONSISTENT WITH A PD-
7 MASTER PLAN OF DEVELOPMENT ON APN 056-383-021
(10380 El Camino Real / Michaud)
WHEREAS, an application has been received from Leo Michaud (8090 Cristobal Ave.
Atascadero, CA 93422), Applicant and Property Owner, to consider a project consisting of a
Zone Change from RMF-10 (Residential Multi-Family-10) to RMF-10/PD-7 (Residential Multi-
Family-10 with Planned Development Overlay #7) with the adoption of a Master Plan of
Development and a four lot Tentative Parcel Map on APN 056-383-021; and,
WHEREAS, the site’s General Plan Designation is MDR (Medium-Density Residential);
and,
WHEREAS, the site’s current Zoning District is RMF-10 (Residential Multi-Family-10);
and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2014-0006 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 laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative
Tract Map application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said application; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on August 5, 2014, studied and considered Tentative Parcel Map 2014-0101,
after first studying and considering the Proposed Mitigated Negative Declaration prepared for the
project; and,
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Approval for Tentative Parcel Map, the Planning
Commission of the City of Atascadero finds as follows:
2. The proposed subdivision, design and improvements as conditioned, is consistent with
the General Plan and applicable zoning requirements.
3. The proposed subdivision, as conditioned, is consistent with the proposed Planned
Development Overlay District #7 Master Plan of Development (CUP 2014-0282).
4. The site is physically suitable for the type of development proposed.
5. The site is physically suitable for the density of development proposed.
6. The design and improvement of the proposed subdivision will not cause substantial
environmental damage or substantially and unavoidably injure fish and wildlife or their
habitat.
7. The design of the subdivision will not conflict with easements acquired by the public at
large for access through, or the use of property within, the proposed subdivision; or
substantially equivalent alternative easements are provided.
8. Covenants, Conditions and Restrictions (CC&R’s) shall be required that incorporate the
planned development conditions of approval to ensure that the site retains the qualities
(architecture, colors, materials, street amenities, fencing, and landscaping) over time.
9. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety, or welfare of the general public.
SECTION 2. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on August 5, 2014, resolved to recommend that the
City Council approve Tentative Parcel Map (TPM 2014-0101) subject to the following:
1. Exhibit A: Vesting Tentative Parcel Map 2014-0101
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ______________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Exhibit A: Vesting Tentative Parcel Map 2014-0101
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Exhibit B: Conditions of Approval / Mitigation Monitoring Program
Tentative Parcel Map 2014-0101
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Planning Services
1. The approval of this Tentative Parcel Map shall not become final and
effective following approval of Zone Change 2014-0173 and CUP
2014-0282.
FM PS
2. Approval of this Tentative Parcel Map shall be valid for two years after
its effective date. At the end of the period, the approval shall expire and
become null and void unless an extension of time is granted pursuant
to a written request received prior to the expiration date.
FM
PS
3. The Community Development Department shall have the authority to
approve minor changes to the project that (1) result in a superior site
design or appearance, and/or (2) address a design issue that is not
substantive to the Tentative Parcel Map and that the Final Map is in
substantial conformance with the Tentative Map.
FM
PS
4. The Parcel Map shall be subject to additional fees for park or
recreation purposes (QUIMBY Act) as required by City Ordinance.
FM
PS
5. The granting of this entitlement shall apply to the property located at
10380 El Camino Real (APN 056-383-021) regardless of owner.
On going PS
6. The subdivider shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim or
action brought to challenge an approval by the city, or any of its
entities, concerning the subdivision.
FM PS
7. The Final Map shall be drawn in substantial conformance with the
approved tentative map, and in compliance with all conditions set forth
herein, shall be submitted for review and approval in accordance with
the Subdivision Map Act and the City’s Subdivision Ordinance.
FM PS
8. Affordable Housing Requirement: The applicant shall either designate
one unit as moderate-income unit, deed-restricted for a 30-year period,
or pay an in-lieu fee of 5% of the valuation of the four market rate units.
Deed restriction shall be recorded concurrent with final map, or in-lieu
fees shall be paid at time of building permit issuance.
FM, BP PS, CE
10. A deed notification shall be recorded on Lot 4 to notify the property
owner of the City easement for maintenance of the drainage feature,
and to notify the property owner of the Department of Fish and Wildlife
FM PS
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
jurisdictional boundaries of the wetland area.
11. An easement shall be dedicated and recorded on favor of the adjacent
parcel to the south (APN 056-383-022) to allow shared access of the
interior driveway along the property line of the subject parcel at APN
056-383-021. If the adjacent property develops in the future, it shall be
permitted to utilize the 20-foot driveway on the subject parcel for
shared access.
FM PS
12. Prior to Final Map, the applicant shall submit CC&Rs for review and
approval by the City Engineer, City Attorney, and Community
Development Department. The CC&R’s shall record with the Final Map
and shall include the following:
a. Provisions for maintenance of all common areas including access,
fire turn around, street trees, fencing and landscaping.
b. The CC&R’s shall state that all exterior colors, exterior materials,
yard fencing, and site landscaping shall be consistent with the
overall master plan of development.
c. A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units.
d. Individual unit’s responsibility for keeping all trash receptacles
behind fences at rear side yards.
e. A provision for review and approval by the City Community
Development Department for any changes to the CC&R’s that
relate to the above requirements prior to the changes being
recorded or taking effect.
BP
PS
13. The emergency services and facility maintenance costs listed below
shall be 100% funded by the project in perpetuity. The service and
maintenance costs shall be funded through a community facilities
district established by the City at the developer's cost. The funding
mechanism must be in place prior to or concurrently with acceptance of
the final maps. The funding mechanism shall be approved by the City
Attorney, City Engineer and Administrative Services Director prior to
acceptance of any final map. The administration of the above
mentioned funds shall be by the City. Developer agrees to participate
in the community facilities district and to take all steps reasonably
required by the City with regard to the establishment of the district and
assessment of the property.
All Atascadero Police Department service costs to the project.
All Atascadero Fire Department service costs to the project.
FM PS
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Off-site common City of Atascadero park facilities maintenance
service costs related to the project
14. All tract maintenance costs listed below shall be 100% funded by the
project in perpetuity. The service and maintenance cost shall be
funded through a maintenance agreement or Home Owners
Association established by the developer subject to City approval. The
maintenance agreement or HOA shall be approved by the City
Attorney, City Engineer and Administrative Services Director, must be
in place prior to, or concurrently with acceptance of any final maps.
The administration of the above mentioned funds, and the coordination
and performance of maintenance activities, shall be the responsibility
of the Home Owners Association, or the individual property owners as
outlined in the maintenance agreement.
All streets, sidewalks, shared driveways, shared and sewer mains
within the project.
All drainage facilities and detention basins.
All common landscaping areas, street trees, parkway planters,
manufactured slopes outside private yards, and other similar
facilities.
All frontage landscaping, street trees and sidewalks along arterial
roads, including the El Camino Real frontage
FM PS
City Engineer Standard Conditions
1. All public improvements shall be designed and constructed in
conformance with the City of Atascadero Engineering Department
Standard Specifications and Drawings and/or as directed by the City
Engineer.
FM/FO PW
2. In the event that the applicant is allowed to bond for the public
improvements required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with the City Council.
FM PW
3. An engineer’s estimate of probable cost shall be submitted for review
and approval by the City Engineer to determine the amount of the
bond.
FM PW
4. The Subdivision Improvement Agreement shall record concurrently
with the Final Map.
FM PW
5. An Encroachment Permit shall be obtained prior to the issuance of
building permit.
BP PW
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
6. A six (6) foot Public Utility Easement (PUE) shall be provided
contiguous to the El Camino Real property frontage.
FM PW
7. The applicant is responsible for the relocation and/or alteration of any
existing utilities that need to be relocated.
BP PW
8. The applicant shall install all new utilities (water, gas, electric, cable TV
and telephone) underground from the point of connection established
by the public utility provider. Utilities shall be extended to the property
line frontage of each lot or its public utility easement.
BP PW
9. The applicant shall monument all property corners for construction
control and shall promptly replace them if disturbed.
FM PW
10. The applicant shall acquire title interest in any off-site land that may be
required to allow for the construction of the public improvements. The
applicant shall bear all costs associated with the necessary
acquisitions. The applicant shall also gain concurrence from all
adjacent property owners whose ingress and egress is affected by
these improvements.
FM PW
11. Slope easements shall be provided, as needed, to accommodate cut
or fill slopes.
FM PW
12. Drainage easements shall be provided, as needed, to accommodate
both public and private drainage facilities.
FM PW
13. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the parcel map.
FM PW
14. All existing and proposed utility, pipeline, open space, or other
easements are to be shown on the parcel map. If there are building or
other restrictions related to the easements, they shall be noted on the
parcel map. The applicant shall show all access restrictions on the
parcel map.
FM PW
15. The Final Map shall be acceptable to the City Surveyor or City
Engineer prior to the map being placed on the agenda for City Council
acceptance.
FM PW
16. Prior to recording the parcel map, the applicant shall submit a map
drawn in substantial conformance with the approved tentative map and
in compliance with all conditions set forth herein. The map shall be
submitted for review and approval by the City in accordance with the
Subdivision Map Act and the City's Subdivision Ordinance.
FM PW
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
17. Prior to recording the parcel map, the applicant shall set monuments at
all new property corners. A registered civil engineer or licensed land
surveyor shall indicate by certificate on the parcel map, that corners
have been set or shall be set by a date specific and that they will be
sufficient to enable the survey to be retraced.
FM PW
18. Prior to recording the parcel map, the applicant shall pay all
outstanding plan check/inspection fees.
FM PW
19. Prior to recording the parcel map, the applicant shall complete all
improvements required by these conditions of approval.
FM PW
20. Prior to recording the parcel map, the applicant shall have the map
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that
may be required by the utility company. A copy of the letter shall be
submitted to the City. New easements shall be shown on the parcel
map
FM PW
21. Prior to the final inspection of any public improvements, the applicant
shall submit as-built drawings and a written statement from a registered
civil engineer that all work has been completed and is in full
compliance with the approved plans.
BP PW
22. Prior to the final inspection, the applicant shall submit a written
certification from a registered civil engineer or land surveyor that all
survey monuments have been set as shown on the final map.
BP PW
City Engineer Project Conditions
23. Driveway approaches shall be constructed in accordance with City
standards and shall include a 4-foot wide unobstructed pedestrian
sidewalk around the approach. If necessary, applicant shall supply
public pedestrian easement to allow for 4-foot wide unobstructed
pedestrian sidewalk.
FM/BP PW
24. All sewer laterals serving buildings where the finish floor is less than
12-inches above the next upstream manhole shall be fitted with a
backflow prevention device.
FM/BP PW
25. The project plan submittal shall include a detailed hydrology report
addressing storm water run-off for the pre- and post-development
(on-site). The analysis shall be prepared consistent with City and
State standards for storm water detention/retention and treatment to
the satisfaction of the City Engineer.
FM/BP PW
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
26. The project shall be designed in compliance with the Cities post-
construction drainage standards and specifications and in
accordance with stormwater regulations/orders adopted by the State
of California (effective March 6, 2014). Projects that propose 2,500
sq. ft. or more of impervious surface area shall prepare a stormwater
analysis demonstrating how the proposed design is capable of
supporting the water management zone criteria and post-
construction performance requirements prior to submittal of
construction documents.
FM/BP PW
27. Stormwater detention/retention as well as water quality shall
conform to the City and State requirements.
FM/BP PW
28. New water facilities and services shall be designed and constructed
in accordance with the requirements of the Atascadero Mutual
Water Company.
FM/BP PW
29. Wastewater discharge shall conform to City requirements and shall
connect to a public sewer main, to the satisfaction of the City
Engineer.
FM/BP PW
30. Wastewater fees shall be paid prior to issuance of building permits. FM/BP PW
Mitigation Measures
Mitigation Measure 1.d. 1: All lighting shall be designed to eliminate any off
site glare. All exterior site lights shall utilize full cut-off, “hooded” lighting
fixtures to prevent offsite light spillage and glare. Any luminaire pole height
shall not exceed 12-feet in height, limit intensity to 2.0 foot candles at
ingress /egress. No light shall be permitted to spill off-site. Fixtures shall
be shield cut-off type.
BP BS/PS 1.d.1
Mitigation Measure 3.b.1: The project shall be conditioned to comply with
all applicable District regulations pertaining to the control of fugitive dust
(PM-10) as contained in Section 2 “Assessing and Mitigating Construction
Impacts.”
2.3.1 Standard Mitigation Measures for Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications;
Fuel all off-road and portable diesel power equipment with ARB
certified motor vehicle diesel fuel (non-taxed version suitable for
use off-road);
Use diesel construction equipment meeting ARB’s Tier 2 certified
engines or cleaner off-road heavy duty diesel engines, and
comply with State off-Road Regulations;
Use on-road heavy duty trucks that meet ARB’s 2007 or cleaner
certification standard for on-road heavy duty diesel engines, and
comply with State On-Road Regulation;
BP BS/PS 3.b.1
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Construction or trucking companies with fleets that do not have
engines in their fleet that meet the engine standards identified in
the above two measures (e.g. captive or NOx exempt area fleets)
may be eligible by proving alternative compliance;
All on and off-road diesel equipment shall not idle for more than 5
minutes. Signs shall be posted in the designated queuing areas
and or job sites to remind drivers and operators of the 5 minute
idling limit;
Diesel idling within 1,000 feet of sensitive receptors is not
permitted;
Staging and queuing areas shall not be located within 1,000 feet
of sensitive receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered
equipment, where feasible; and
Use alternatively fueled construction equipment on- site where
feasible, such as compressed natural gas (CNG), liquefied natural
gas (LNG), propone or biodiesel.
2.4 Fugitive Dust Mitigation Measures: Expanded List
A. Reduce the amount of the disturbed areas where possible;
B. Use of water trucks or sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the site. Increased watering
frequency would be required whenever wind speeds exceed 15
mph. Reclaimed (non-potable) water should be used whenever
possible;
C. All dirt stock pile areas should be sprayed daily as needed;
D. Permanent dust control measures identified in the approved
project revegetation 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, non-invasive grass seed and water until
vegetation is established;
F. All disturbed soil area not subject to revegetation 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
completed as soon as possible. In addition, building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used;
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;
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
J. Install wheel washers where vehicles enter and exit unpaved
roads onto streets, or wash 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. All of these fugitive dust mitigation measures shall be shown on
grading and building plans;
M. The contractor or builder shall designate a person or person to
monitor the fugitive dust emissions and enhance the
implementation of the measures as necessary to minimize dust
complains, reduce visible emission below 20% opacity, and to
prevent transport of dust offsite. Their duties shall include holidays
and weekend periods when work may not be in progress. The
name and telephone number of such persons shall be provided to
the APCD Compliance Division prior to the start of any grading,
earthwork or demolition.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with
all applicable APCD regulations pertaining to Naturally Occurring Asbestos
(NOA). Prior to any grading activities a geologic evaluation should be
conducted to determine if NOA is present within the area that will be
disturbed. If NOA is not present, and exemptions request must be filed with
the District. If NOA is found at the site, the applicant must comply with all
requirements outlined in the Asbestos ATCM. This may include
development of an Asbestos Dust Mitigation Plan and an Asbestos Health
and Safety program for approval by the APCD. Technical Appendix 4.4 of
the SLO County APCD CEQA Air Quality Handbook includes a map of
zones throughout San Luis Obispo County where NOA has been found
and geological evaluation is required prior to any grading.
BP BS/PS 3.b.2
Mitigation Measure 3.b.3: The project shall be conditioned to comply with
all applicable APCD regulations pertaining to demolition. Demolition
activities can have potential negative air quality impacts, including issues
surrounding proper handling, demolition, and disposal of asbestos
containing material (ACM). Asbestos containing materials
could be encountered during demolition of existing buildings or can also be
found in utility pipes/pipelines (transite pipes or insulation on pipes). If utility
pipelines are scheduled for removal or relocation or a building(s) is
proposed to be removed or renovated, various regulatory requirements
may apply, including the requirements stipulated in the National Emission
Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos
NESHAP). These requirements include but are not limited to: 1) notification
to the APCD, 2) an asbestos survey conducted by a Certified Asbestos
Inspector, and, 3) applicable removal and disposal requirements of
identified ACM.
BP BS/PS 3.b.3
Mitigation Measure 3.b.4: Developmental burning of vegetative material is
prohibited within San Luis Obispo County. There shall be no
BP BS/PS 3.b.4
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
developmental burning of vegetation on site.
Mitigation Measure 4.b.c.1: All construction, structures, permanent fences
and grading shall be located beyond the top of bank of the rear drainage
feature known as “Perkins Ditch”. There shall be no removal of vegetation
surrounding the wetland or drainage feature. An 11 foot setback shall be
maintained to the centerline of the drainage ditch according to the
proposed site section drawings (MND Attachment 6.)
BP BS/PS 4.b.c.1
Mitigation Measure 4.b.c.2: High‐visibility flagging or fencing shall be
installed along the top of the bank to ensure that the drainage feature is
avoided during construction. Signage will be also installed in association
with the flagging/fencing designating the drainage feature as an
environmentally sensitive area. All construction activities and personnel
shall remain outside of the flagged/fenced area, and flagging/fencing shall
be maintained for the duration of construction.
BP BS/PS 4.b.c.2
Mitigation Measure 4.b.c.3: No refueling or maintenance of vehicles or
equipment shall occur within 100 feet of the drainage feature.
BP BS/PS 4.b.c.3
Mitigation Measure 4.b.c.4: Spill clean‐up kits and secondary containment
shall be made available and used to prevent spills or leaks from entering
the drainage.
BP BS/PS 4.b.c.4
Mitigation Measure 4.b.c.5: Appropriate Best Management Practices (e.g.,
silt fencing, straw wattles, etc.) shall be installed, as necessary, to avoid
and/or minimize silt and sedimentation impacts to the drainage feature.
BP BS/PS 4.b.c.5
Mitigation Measure 4.b.c.6: Any graded areas shall be stabilized with
erosion control hydroseed consisting of native species matching the
existing plant species within the tributary stream. The seed and plant
material shall not contain any introduced plant species. See biological
report for identified plant species.
BP BS/PS 4.b.c.6
Mitigation Measure 4.e.1: All tree removals shall be mitigated according to
the Atascadero Native Tree Ordinance. Mitigation shall include either
replanting on site, or payment of mitigation fees to the Native Tree fund.
BP PS 4.e.1
Mitigation Measure 4.e.2: Grading and excavation and grading work shall
be 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
BP PS 4.e.2
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
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 excavation or grading. Fencing shall
remain in place until completion of all construction activitie s.
6. Any roots that are encountered during excavation shall be clean
cut by hand and sealed with an approved tree seal.
Mitigation 5.b.1: In the event that archaeological resources are discovered
on the property, all work on the project shall stop. When a project will
impact an archeological site, the Atascadero Community Development
Department shall first determine whether the site is a historical resource. If
a lead agency determines that the archaeological site is an historical
resource, it shall refer to the Public Resources Code Sections for guidance.
If an archaeological resource is neither a unique archaeological nor an
historical resource, the effects of the project on those resources shall not
be considered a significant effect on the environment.
BP/GP PS/BS 5.b.1
Mitigation 5.d.1: In the event that human remains are discovered on the
property, all work on the project shall stop and the Atascadero Police
Department and the County Coroner shall be contacted. The Atascadero
Community Development Department shall be notified. If the human
remains are identified as being Native American, the California Native
American Heritage Commission (NAHC) shall be contacted at (916) 373-
3710 within 24 hours. A representative from listed tribes shall be notified
and present during the excavation of any remains.
Ongoing PS 5.d.1
Mitigation Measure 6.b.1: Any grading permit application plans shall
include erosion control measures to prevent soil, dirt, and debris from
entering the storm drain system during and after construction. A separate
plan shall be submitted for this purpose and shall be subject to review and
approval by City staff at the time of Building Permit application.
BP BS/PS 6.b.1
Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro seeded with
an appropriate erosion control method (erosion control blanket, hydro -
mulch, or straw mulch appropriately anchored) immediately after
completion of earthwork. All disturbed slopes shall have appropriate
erosion control methods in place. Duration of the project: The contractor
will be responsible for the clean-up of any mud or debris that is tracked
onto public streets by construction vehicles.
BP BS/PS 6.b.2
Mitigation Measure 6.c.d.1: Prior to the issuance of building permits, the
applicant will submit a soils report to Building Department. The building
plans will be required to follow the recommendations of the soils report to
assure safety for residents and buildings. The soils report will ensure that
the proposed project site and building location will not be subject to
geological events.
BP BS/PS 6.c.d.1
ITEM NUMBER: ITEM NUMBER: 3
DATE: 8-5-14
Conditions of Approval /
Mitigation Monitoring Program
10380 El Camino Real
Tentative Parcel Map
TPM 2014-0101
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 9.e.f.1: The developer is responsible for ensuring that
all contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop orders.
BP BS/PS 9.e.f.1
Mitigation Measure 9.e.2.
ii) Limit disturbance of creeks and natural drainage feature
iii) Minimize compaction of highly permeable soils
iv) Limit clearing and grading of native vegetation at the site to the
minimum area needed to build the project, allow access, and
provide fire protection.
v) Minimize impervious surfaces by concentrating improvements on
the least-sensitive portions of the site, while leaving the remaining
land in a natural undisturbed state
vi) Minimize storm water runoff by implementing one of more of the
following site design measures:
(1) Direct roof runoff into cisterns or rain barrels for reuse
(2) Direct roof runoff onto vegetated areas safely away from
building foundations and footings, consistent with
California Building code
(3) Direct runoff from sidewalks, walkways, and/or patios,
driveways, and/or uncovered parking lots onto vegetated
areas safely away from building foundations and
footings, consistent with California Building Code.
(4) Construct driveways uncovered parking lots, walkways,
and patios with permeable surfaces. (Central Coast
Water Control Board, 2013)
BP BS/PS 9.e.2.
Mitigation Measure 12.d.1: All construction activities shall comply with the
City of Atascadero Noise Ordinance for hours of operation.
BP BS/PS 12.d.1
Mitigation Measure 16. e.1: The proposed home shall be compliant with
Atascadero Fire Department Standards including the appropriate slope of
driveway, materials used to construct the driveway (paved), and a required
fire turnaround on site. (Atascadero Fire Department)
BP BS/PS 16.e.1
T:\- 14 PLNs\PLN 2014-1499 - 10380 ECR PD 7_Michaud\PLN 2014-1499. PD 7.PC-SR.ct.doc