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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, November 18, 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, November 18, 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 OCTOBER 21, 2014
2. APPROVAL OF 2015 PLANNING COMMISSION MEETING SCHEDULE
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
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 to 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 2007-1251 / PLN 2007-1197 MASTER PLAN OF DEVELOPMENT
AMENDMENT / TENTATIVE PARCEL MAP (TPM) RECONSIDERATION FOR
THE ATASCADERO TRIANGLE PROJECT FOR 6905 NAVAJOA AVE.
(People’s Self Help Housing)
Property
Owner/Applicant:
People’s Self Help Housing, 3533 Empleo St., San Luis Obispo, CA 93401
Project Title: PLN 2007-1251 / PLN 2007-1197 – Master Plan of Development Amendment / Tentative
Parcel Map (TPM) Reconsideration for the Atascadero Triangle Project
Project Location: 6905 Navajoa Ave., Atascadero California 93422
(San Luis Obispo County) APN: 030-283-007 & 008
Project
Description:
Proposed Master Plan of Development Amendments to a previously approved project
known as the “Atascadero Triangle.” The approved project consists of eleven (11) single-
family residential units ranging in size from 1,500 square feet (sf) to 1,600 sf. The
applicant is proposing changes to the approved site plan and affordable housing
requirements to accommodate construction of sweat equity built affordable housing
units. Proposed amendments to the project include the following:
A. Amendment to the Master Plan of Development (CUP 2007-0219) to eliminate
a proposed “open space lot “ (Lot 3) and enlarge proposed residential lot 1 and
2;
B. Reconsider Tentative Parcel Map (TPM) 2007-0091 reducing the total number
of lots within the proposed subdivision from three (3) lots to two (2) lots,
consistent with proposed Master Plan of Development Amendment;
C. Amendment to the Master Plan of Development (CUP 2007-0219 / 2007-0208)
City of Atascadero Planning Commission Agenda Regular Meeting, November 18, 2014
Page 3 of 4
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on December 2, 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.
and TTM 2007-0101 / TPM 2007-0091 modifying the affordable housing
requirement conditions to allow construction of an affordable, sweat equity
project;
D. Additional amendments to the Master Plan of Development (CUP 2007-0219 /
2007-0208) and TTM 2007-0101 / TPM 2007-0091 for consistency with
proposed development revisions including proposed elimination of a
maintenance HOA for proposed park and revision to conditions of approval for
consistency with proposed landscaping plan revisions.
Zoning: Residential Multi-Family (RMF-20) / PD-7 Overlay District
General Plan Designation: High Density Residential
Proposed
Environmental
Determination:
Consistent with Certified Mitigated Negative Declaration 2007-0027
Staff
Recommendation:
Staff recommends the Planning Commission adopt the following:
1. Adopt Resolution PC 2014-0027, recommending to the City Council approval of
an Amendment to Conditional Use Permit 2007-0208 (Master Plan of
Development for 9-unit PD-7) based on findings and subject to Conditions of
Approval and Mitigation Monitoring; and
2. Adopt Resolution PC 2014-0028, recommending to the City Council approval of
amendments to the conditions of approval for Tentative Tract Map 2007 -0101
(nine lot subdivision), based on findings and subject to Conditions of A pproval
and Mitigation Monitoring; and,
3. Adopt Resolution PC 2014-0029 recommending to the City Council approval of
amendments to Conditional Use Permit 2007-0219 (Master Plan of
Development for 2-unit PD-7 in conjunction with CUP 2007-0208) based on
findings and subject to Conditions of Approval and Mitigation Monitoring; and,
4. Adopt Resolution PC 2014-0030 recommending to the City Council
reconsideration of Tentative Parcel Map 2007-0091 reducing the number of
approved lots from three (3) to two (2) and eliminating a private open space lot,
based on findings and subject to Conditions of Approval and Mitigation
Monitoring.
City of Atascadero Planning Commission Agenda Regular Meeting, November 18, 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 concerning 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 Commission 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 for the record (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 Community Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should
be 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 10/21/14
Page 1 of 3
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, October 21, 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
Anderson led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Bentz, Colamarino, Wolff, Vice
Chairperson Dariz, and Chairperson Schmidt
Absent: Commissioner Cooper (unexcused)
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Warren Frace
Assistant Planner, Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by
Commissioner Wolff to approve the agenda.
Motion passed 6:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson Schmidt closed the Public Comment period.
PLANNING COMMISSION BUSINESS
None
ITEM NUMBER: ITEM NUMBER: 1
DATE: 11-18-14
PC Draft Action Minutes of 10/21/14
Page 2 of 3
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON OCTOBER 7, 2014.
MOTION: By Commissioner Bentz and seconded by
Commissioner Colamarino to approve the
consent calendar.
Motion passed 6:0 by a roll-call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
2. PLN 2014-1530 / TREE REMOVAL PERMIT FOR 8655 AZUCENA
Property Owner: Steve Ruffino, PO Box 5575, Santa Maria, CA 93456
Certified Arborist: A&T Arborists, PO Box 1311, Templeton, CA 93465
Project Title: PLN 2014-1530 / TRP 2014-0179
Project Location: 8655 Azucena, Atascadero, CA 93422
APN 031-311-002 (San Luis Obispo County)
Project Description:
An applicant is requesting the removal of five (5) native trees on a vacant
single-family residential lot. The trees proposed for removal include four (4)
valley oaks totaling 69-inches DBH and one (1) coast live oak with two (2)
7-inch DBH trunks.
Staff
Recommendation:
The Planning Commission adopt Resolution PC 2014-0026 to allow the
removal of five (5) trees native trees required to develop a vacant single -
family lot, subject to replanting mitigation and conditions of approval.
EX PARTE COMMUNICATIONS
Commissioner Bentz stated he received a phone call from Richard Shannon
representing the property owner, and that Mr. Shannon asked for information on the
Tree Ordinance.
Chairperson Schmidt stated he also received a phone call from Richard Shannon and
was invited to go out to the site. Chairperson Schmidt visited the site with Mr. Shannon
and said the applicant wants to build a single story home at that location.
PC Draft Action Minutes of 10/21/14
Page 3 of 3
Assistant Planner Castillo gave the staff report, and stated that the applicant has not
submitted for a building permit yet. Replanting will occur as part of the building permit.
Mr. Castillo answered questions from the Commission.
PUBLIC COMMENT
The following members of the public spoke during public comment: Chip Tamagni,
Steve Ruffino, and Nate Otter. Vice Chairperson Dariz and Assistant Planner Castillo
answered questions from Nate Otter.
MOTION: By Commissioner Bentz and seconded by
Commissioner Wolff to approve Resolution 2014-
0026 recommending that the Planning
Commission approve PLN 2014-1530/TRP 2014-
0179 allowing the removal of one (1) Coast Live
Oak totaling 14-inches DBH and four (4) Valley
Oaks totaling 69-inches DBH located on Azucena
Ave.
Motion passed 6:0 by a roll-call vote.
PUBLIC HEARINGS
None
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Director Frace stated that Planning Commission meeting on November 4, 2014
will be cancelled. The next regular meeting will be on November 18, 2014, and
will include a project for Atascadero Ave/Navajoa for People’s Self Help Housing.
Director Frace gave an update on the Sylvester’s tree removal, heritage oak
trees in the downtown, and the ALPS meeting scheduled for October 21, 2014.
ADJOURNMENT – 7:40 p.m.
The next regular meeting of the Planning Commission is scheduled for November 18,
2014, at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
t:\~ planning commission\pc minutes\pc minutes 2014\pc draft actn minutes 10 21 14.am.docx
C I T Y O F A T A S C A D E R O
COMMUNITY DEVELOPMENT DEPARTMENT
6500 PALMA AVE., ATASCADERO, CA 93422 (805) 461-5000 FAX (805) 461-7612
ITEM NUMBER: ITEM NUMBER: 2
DATE: 11-18-14
DRAFT Planning Commission
Meeting Schedule 2015
MEETING DATE MEETING TYPE TIME LOCATION:
Historic City Hall
6500 Palma Ave.,
Atascadero CA 93422
January 6 Regular 7:00p.m. “
January 20 Regular 7:00p.m. “
February 3 Regular 7:00 p.m. “
February 17 Regular 7:00 p.m. “
March 3 Regular 7:00p.m. “
March 17 Regular 7:00p.m. “
April 7 Regular 7:00 p.m. “
April 21 Regular 7:00 p.m. “
May 5 Regular 7:00 p.m. “
May 19 Regular 7:00 p.m. “
June 2 Regular 7:00p.m. “
June 16 Regular 7:00 p.m. “
July 7 Regular 7:00p.m. “
July 21 Regular 7:00 p.m. “
August 4 Regular 7:00 p.m. “
August 18 Regular 7:00 p.m. “
September 1 Regular 7:00p.m. “
September 15 Regular 7:00 p.m. “
October 6 Regular 7:00 p.m. “
October 20 Regular 7:00 p.m. “
November 3 Regular 7:00 p.m. “
November 17 Regular 7:00 p.m. “
December 1 Regular 7:00 p.m. “
December 15 Regular 7:00 p.m. “
Adopted
t:\~ planning commission\pc meeting schedule\pc meeting schedule 2015.am.docx
Atascadero Planning Commission
Staff Report – Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2007-1197 / PLN 2007-1251
Master Plan of Development Amendment
Tentative Parcel Map (TPM) Reconsideration
Atascadero Avenue Triangle / 6905 Navajoa Avenue
(People’s Self Help Housing)
Note:
The project consists of two separate Master Plans and Tentative Maps.
Area 1: 9 lots CUP 2007-0208 / TTM 2007-0101;
Area 2: 3 lots CUP 2007-0219 / TPM 2007-0091.
RECOMMENDATIONS:
Area 1
1. Adopt Resolution PC 2014-0027, recommending to the City Council approval of an
amendment to Conditional Use Permit 2007-0208 (Master Plan of Development for
9-unit PD-7) based on findings and subject to Conditions of Approval and Mitigation
Monitoring; and,
2. Adopt Resolution PC 2014-0028, recommending to the City Council approval of
amendments to the conditions of approval for Tentative Tract Map 2007-0101 (nine
lot subdivision), based on findings and subject to Conditions of Approval and
Mitigation Monitoring; and,
Area 2
3. Adopt Resolution PC 2014-0029 recommending to the City Council approval of
amendments to Conditional Use Permit 2007-0219 (Master Plan of Development for
2-unit PD-7 in conjunction with CUP 2007-0208) based on findings and subject to
Conditions of Approval and Mitigation Monitoring; and,
4. Adopt Resolution PC 2014-0030 recommending to the City Council reconsideration
of Tentative Parcel Map 2007-0091 reducing the number of approved lots from three
(2) to two (2) and eliminating a private open space lot, based on findings and subject
to Conditions of Approval and Mitigation Monitoring.
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-18-14
DRC RECOMMENDATIONS:
The DRC reviewed the proposed amendments on September 9 and October 15, 2014
and recommends that the Planning Commission recommend approval of proposed
changes to the Master Plan of Development for CUP 2007-0219 modifying the
proposed private open space area in a previously approved tentative map.
DISCUSSION:
Area 1:
Situation and Facts: PLN 2007-1197 / CUP 2007-0208 / TTM 2007-0101
1. Applicant / Owner: People’s Self Help Housing (PSSH)
3533 Employ Street
San Luis Obispo, CA 93401
2. Project Address: 6905 Navajoa Avenue (San Luis Obispo County)
APN 030-283-007 (Block Y-A, Lot 1, MB 04, Page 31)
3. General Plan Designation: High Density Residential (HDR)
4. Zoning District: Residential Multi-Family (RMF-20) / Planned
Development Overlay (PD-7)
6. Site Area: Approximately 1.5 acres
7. Existing Use: Vacant
8. Environmental Status: Certified Mitigated Negative Declaration 2007-0027
Area 2:
Situation and Facts: PLN 2007-1251/ TPM 2007-0091 / CUP 2007-0219 /
DRC 2014-0056
1. Applicant / Owner: People’s Self Help Housing (PSSH)
3533 Employ Street
San Luis Obispo, CA 93401
2. Project Address: 6905 Navajoa Avenue (San Luis Obispo County)
APN 030-283-007 (Block Y-A, Lot 1, MB 04, Page 31)
3. General Plan Designation: High Density Residential (HDR)
4. Zoning District: Residential Multi-Family (RMF-20) / Planned
Development Overlay (PD-7)
5. Site Area: Approximately 0.5 acres
6. Existing Use: Vacant
7. Environmental Status: Certified Mitigated Negative Declaration 2007-0027
Background
Surrounding Land Use and Setting:
North: Residential Multi-Family (RMF-20)
East: Public (Former Atascadero Library / Atascadero Library GPA Project),
Commercial Retail (Circle K), and Morro Road (Highway 41)
South: Residential Multi-Family (RMF-10)
West: Residential Multi-family (RMF-10) and Limited Single Family-X (1/2 acre
minimum lot size)
The project site, referred to in the General Plan as the “Atascadero Avenue Triangle,” is
located just off of Morro Road (Highway 41). The project site is bordered by Navajoa
Avenue, Atascadero Avenue, and San Andres Avenue. The site consists of three underlying
Colony lots (block Y-A, lots 1, 2 and 3), totaling approximately 2 acres.
Overall Project Site
Atascadero Avenue Triangle
LSF-X
RMF-20
CR &
PD-3 CR
RMF-10
Atascadero Library
GPA (In-Process)
LSF-X
Area 1
Area
2
3 Lots approved
2 Lots Proposed
9 Lots
Approved
Following the 1992 General Plan Update, the entire site (all three parcels) had a General
Plan Designation of Recreation (REC) and a conflicting Zoning Map Designation of
Residential Multi-Family (RMF-16). During the 2000 General Plan Update, a request was
considered to change the General Plan Land Use Designation. The Council decided to
designate the corner near Morro Road for a ½-acre park and designate the remainder of the
site for 10 residential units. The General Plan created a Master Plan of Development
Overlay (MPD Overlay #12) requirement for the site.
The City did not have the funds to purchase the property nor maintain a proposed park.
Because the City did not have the funds or the ability to acquire and develop, the previous
developer requested that the City amend the General Plan to eliminate all requirements for a
public park on the site.
The Atascadero Avenue Triangle project was approved in 2008 as a General Plan
Amendment, with two (2) Master Plan of Developments, and two (2) tentative subdivision
maps by the City Council. The approved development consisted of a total of 11 residential
units on lots ranging from 5,700 square feet (sf) to 7,000 square feet, and one (1) lot for
development of an open space park area for private use only. Residential units ranged from
1,500 sf to 1,600 sf in size. The proposed homes included 2-car garages with frontage
improvements along the existing road system of Atascadero Avenue, San Andres Road,
and Navajoa Avenue.
The previous applicant began the building permit process, and the permits were “ready to be
issued” in 2009. The permits were never issued and the previous owner let the property go
2008 Approved Master Plan of Development
2008 Approval – Private Open Space Area-2 (CUP 2007-0219)
into foreclosure. The property was purchased from the receiver by People’s Self Help
Housing (PSHH) in December 2013. City staff met with People’s Self Help Housing in
regards to the project approvals, specifically the private open space, and other amendments
that need to be completed in order to move forward with recordation of the Final Map,
building permit approval, and ultimately construction of 11 “sweat equity” affordable housing
units. These units would be offered to families that have income levels ranging from very low
income to moderate income levels. Purchasers of these properties provide “sweat equity”,
as the families construct these homes alongside professional volunteers and contractors.
The new applicant (PSHH) is not seeking any design changes to previously approved
elevations, floor plans, or residential unit sizes.
ANALYSIS:
Site Plan Amendment
The project was approved with two (2) Master Plan of Developments (Area 1 and Area
2) that govern development of all units within the project site. The reason was due in
part to the previously existing underlying General Plan designation on one of the lots
(park) and the intention to move forward with the project in phases. CUP 2007-0208
(Area 1) governs development of nine (9) residential units underlying lots 2 and 3 of
Block Y-A. CUP 2007-0219 (Area 2) governs development of Lot 1 of Block Y-A.
The proposed site plan amendments focus primarily on CUP 2007-0219 (Area 2) and
the reduction of the number if proposed lots. CUP 2007-0219 requires the development
of two (2) single family residences and third lot for the development of a private open
Private
“Park”
Area 2
Area 1
2008 Approved Concept Sketch of Private Park
space area. The Master Plan of Development for the intersection of Morro Road / San
Andres Road / and Atascadero Avenue included a private open space park area that
was to be designed to act as a buffer between the residences and Morro Road, as well
as retain some characteristics envisioned by the General Plan . This private open space
area was proposed to be fenced and gated for private use of the previous owner only.
The private open space lot (lot 3) was not permitted for use by the proposed 11 unit
development. As a part of the 2008 project approval, the previous owner committed to
maintain the open space area.
The private open space concept included pathways with decorative pavement on a
7,000 sf lot that was to include a commemorative wall and statue dedicated to
Atascadero High School Athletics / Boosters. Other proposed features included a dry
pond made of cobble rocks located at the front of the private open space area, a dry
creek meandering through the area to combine with the landscape with an adjacent
residential lot. Larger trees were proposed to line the back of the area to provide privacy
for the adjacent residential properties. A statue was proposed at the center of the
private landscape feature. Access gates were proposed to be located on each street
frontage, and would allow the area to be locked for security purposes and to maintain
the “private use” of the open space area.
The intent of the private open space area was to provide the green space / open space
envisioned for the corner of Atascadero Avenue / San Andres Avenue Morro Road by the
General Plan. The private open space was consistent with City Council direction given to
staff and previous applicant in 2007.
With the previous property owner and applicant going into bankruptcy and forced to sell
the project, the proposed private open space area concept has proven to be
problematic for development. Since the City Council approved the project with the
private open space feature, staff determined that the maintenance cost would be borne
by a Homeowners Association (HOA) or other financial mechanism, consistent with
conditions of approval.
Staff met with the new owner / applicant (PSHH) to discuss how to implement the proposed
park and not burden the future property owners with the cost of establishing a financial
mechanism to maintain the open space feature. The applicant and staff worked in tandem
with PSHH to come up with a solution to provide the open space buffer area consistent with
previous project approvals.
Changes to the private park were presented to the Design Review Committee (DRC) in
September and October 2014. The DRC recommended that houses in Area 2 be re-
oriented and moved to create a “front yard” look to the corner and provide additional rear
and side yards. Additional front landscaping would be provided to accommodate mitigation
plantings for tree removals, as well as, additional fencing will be provided at the corner of
these lots to delineate the front yards. The maximum height of this fencing will be three (3)
feet and consist of wood picket fencing. The DRC recommended re-orientation coupled with
additional front yard landscaping is consistent with the Master Plan Area #12 requirements
established by the General Plan and provides an “eyes on the street” element to policing, as
the area experiences heavy foot traffic due to proximity of the High School and other uses.
12.
Atascadero Avenue Triangle
10 dwelling units
combined max on Lots
2 & 3
2 dwelling units max on
Lot 1
Development on Lot 1 shall
include additional landscape
buffer
Proposed Revision – Unit Orientation (Area 2)
By eliminating the private park, the need for an HOA will no longer be required, which is
a substantial cost savings for future homeowners in the proposed affordable housing
project. This change has been reflected in the attached resolutions. Homeowners would
still be required to maintain their frontages, including landscaping within the planting
strips located at the back of the curb (Condition 28).
Consistent with the
approved Master Plan of
Developments (CUP),
single-family residences
take access off the
existing street right-of-
ways through private
driveways. The 11
single-family residential
units each have private
driveways that meet the
guest parking
requirement of the PD-7.
Proposed residential
units face existing single-
family residences to
2014 Proposed Amendment – Conceptual Illustrative
Area 2
Area 1
House faces
corner w/ porch
Garage
create a cohesive neighborhood development. The site plan is designed to meet all of
the setback requirements of the PD-7 overlay district. Parking for each unit is provided
with attached two-car garages, and two additional parking spaces are provided in each
driveway. The proposed site plans provide more parking than is required by the PD-7,
with a total of 44 spaces for the 11 units.
Frontage improvements continue to be proposed along all street frontages, including
Atascadero Avenue, Navajoa Avenue, and San Andres Avenue. The streets would be
widened as to City requirements, and sidewalks are included along all frontages.
Driveways and frontage improvements have been designed to retain the existing native
trees where possible.
Architecture, Materials, and Color
There are no changes to the approved architecture which includes two (2) different
stock plans for the 11 proposed units. Both floor plans are one-story residences. The
first plan has a craftsman architectural style. There are three options for the
architectural detailing on the elevations of this plan. Each option includes a large porch
which extends six feet beyond the front of the garage. The elevations include stucco
walls with added architectural details such as decorative gable features, craftsman style
window trim, gridded windows, and knee braces at the roof line. The second stock plan
has a ranch style influence with wood siding and a wrap-around porch. Accent materials
are provided at the roof pitch. Window trim, gridded windows, and columns along the
porch give the elevations added detail.
Currently Approved Stock Plan #1 with 3 elevation options
Currently Approved Stock Plan #2 with 1 elevation option
2008 Approved Landscaping Plan
Proposed Landscaping Plan Amendment
The approved landscaping plan for the master plan of developments had been designed
to retain existing mature native trees, where feasible. Proposed landscaping included
drought tolerant shrubs and accent plants. In the 2008 approved master plan of
development (Area 2), an open space parcel was included at the corner of Atascadero
Avenue and San Andres to act as a buffer between the residences and Morro Road.
The proposed amendments would eliminate the open space lot and private open space
area. The open space lot would be replaced with larger residential lots and front yard
landscaping. No new residential units will be added.
2008 – Approved Private Park
Area 1
Area 2
2014 – Proposed Landscaping Plan
Due to the recent drought, the applicant’s design team reviewed the approved
landscaping plan and is proposing modifications to the approved landscaping plan,
including modifications to the original approved open space area. The submitted
proposed landscaping plan provides a much more extensive list of shrubs and
“xeriscape” (drought tolerant plant selections that are not necessarily native plants) area
that is proposed to be planted. Another proposed modification includes the elimination
of turf / shrubs within the planting strip along Atascadero Avenue. The applicant is
proposing the use of decomposed granite (dg) within the planting strip to reduce
maintenance costs for all the adjacent property owners that must maintain the space. A
fencing plan has also been submitted that shows were fencing will be located within the
site. Fence heights within the front yard setback area will be limited to 3-feet in height
with rear and side fencing limited to 6-feet in height.
2014 Proposed – CUP 2007-0219 (Area 2) Front Landscaping Plan
For consistency with Certified Mitigated Negative Declaration 2007-0027 and the City’s
General Plan, additional plantings of native trees will be required on lot 2 of CUP 2007-
0219 (Condition 24).
The following are proposed amendments to the landscaping plan for both master plans
of developments:
Elimination of private open space in CUP 2007-0219;
Utilization of decomposed granite (dg) within planting strips;
Use of xersicape throughout the project for each residential unit within the front
and side yards;
Planting of California Sycamore trees within the proposed planting strip along
Atascadero Avenue, as a part of mitigation re-planting for tree removals, as well
as consistency with legacy plantings of the original Atascadero Colony (condition
x);
Elimination of proposed iron wrought fencing and replacing this with 3-foot
maximum wood picket fencing on certain lots throughout the project (condition
24)
Planting of additional street trees to provide shade and street presence elements
along the Navajoa Avenue / San Andres Avenue frontages.
Native Tree Mitigation/Preservation
The project site includes several native trees including native Sycamore, Black Walnuts,
Valley Oaks, and one Coast Live Oak. Native trees have been preserved where
feasible. The driveway and floor plan on Lot 3 of the 9-unit PD (CUP 2007-0208)
provides adequate clearance of the 35-inch Live Oak along the property line. Bulb-outs
are proposed along Atascadero Avenue to preserve an existing 56-inch Sycamore.
Grading and excavation around these trees shall be monitored by the project arborist to
ensure that the trees survive (Mitigation Measures 4.e.1 and 4.e.2.)
Table 1 – Approved Mitigation With Proposed Re-Plantings
The 2008 approval included tree removal permits to remove of 8 Black Walnuts, totaling
310 inches DBH. These trees have been removed as part of PSHH construction
mobilization. Six (6) of the Black Walnuts approved for removal are located within the
right-of-way along Navajoa Avenue. The other two Black Walnuts are located on Lot 8
and require removal for construction of this residence. A Condition of Approval remains
requiring that the applicant pay mitigation fees into the Tree Replacement Fund or
provide equivalent re-plantings on-site, as required by the Atascadero Native Tree
Ordinance and as shown in the following chart (Condition 15). The proposed
amendment to the preliminary landscaping plan for both projects shows a planting strip
along Atascadero Avenue. Staff is requiring that 15-gallon California Sycamores be
planted within this strip, consistent with original plantings completed as a part of the
Atascadero Colony. These 15-gallon trees will count as in-kind mitigation planting.
Additional oak tree re-plantings are proposed on lot 1 and lot 2 of CUP 2007-0219 and
may be located as a part of any front or side yard landscaping.
The Applicant is required to pay $10,333.33 into the tree fund or replant 207 five gallon
native trees. A combination of mitigation fees and replanting is also available. Based on
the preliminary landscaping plan and revised conditions of approval with required re-
plantings, mitigation reductions are shown in Table 1.
Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals
dbh notes dbh notes
1 0-inches 1 80-inches Lot 8
2 2 19-inches Lot 8
3 3 47-inches ROW
4 4 29-inches ROW
5 5 30-inches ROW
6 6 43-inches ROW
7 7 30-inches ROW
8 8 32-inches ROW
Total 0-inches Total 310-inches 310-inches
Mitigation Requirement
req'd tree replacements: 0 five gal trees req'd tree replacements: 207 five gal trees 207 five gal trees
Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees
0 box trees (24'')14 box trees (24'')14 box trees (24'')
Remaining Mitigation 0 five gal trees Remaining Mitigation 179 five gal trees 179 five gal trees
Tree Fund Payment:-$ Tree Fund Payment:8,933.33$ 8,933.33$
Site Drainage
The project continues to propose use of individual drainage basins on each lot to handle
the increased flow, consistent with previous project approvals. The basins will be
underground “infiltrator” basins. When the basin becomes full, they will overflow int o
proposed curb and gutters through small drain pipe under the side walk. The gutters will
drain into storm drain inlets that connect to the existing storm drain in Atascadero Ave.
The Atascadero Ave. storm drain drains into Atascadero Creek (Condition 30). Since
this is a previously approved project and has an existing entitlement, new regulations
from the Regional Water Quality Control Board (RWQCB) for post-construction
stormwater drainage is not applicable or required as a part of the proposed amendment.
Traffic:
The 2008 project approval included a condition to address neighbor’s concerns about
added traffic form the new residences. “The project engineer shall investigate the
feasibility of installing 4 way stop control on Navajoa at San Andres Ave and Atascadero
Ave. The engineer shall present a schematic layout of a 4 way stop and produce a
warrant analysis in accordance with the Manual on Uniform Traffic Control Devices. The
City Engineer shall decide if the 4 way stops shall be installed based on the information
submitted” (Condition 31 for CUP 2007-0208/TTM 2007-0101). This condition will
remain and the applicant’s engineer has worked with the City’s Public Works
department to fulfill this obligation.
Wastewater and Utilities
Sanitary sewer will be connected to existing sewer facilities. A previous requirement
included a condition to underground all utilities, consistent with general plan policies. A
site visit with the applicant and City Staff revealed that undergrounding all utilities as the
condition required, would create a situation where a new utility pole would be placed off-
site in front of an existing residence. Staff proposes a modified condition that includes
the ability for some of the utility poles to remain so that no off-site residents would be
impacted (conditions 60/62/59).
Inclusionary and Workforce Housing
The proposed project was subject to the City’s Inclusionary Housing Ordinance. The
project is currently conditioned to provide one (1) affordable deed restricted unit at the
moderate income rate to meet the City Council’s Inclusionary Housing Ordinance policy
(condition 13).
Peoples’ Self Help Housing (applicant) works with homeowners to secure loans through
the USDA (United States Department of Agriculture.) The City of Atascadero qualifies
as a rural community based on population, and is therefore eligible for the low interest
financing provided by USDA Section 502 mortgages for income qualified affordable
housing buyers. Due to the strict lending requirements of USDA, the lender will not loan
on units which have deed restrictions. Therefore, Peoples’ Self Help Housing is
requesting that the deed restriction on this project be removed so that these units may
be financed through USDA as affordable, mutual self-help housing. The applicant went
through a similar process as a part of the Oak Grove Phase II development.
The applicant’s proposal would eliminate the need to record a deed restriction at the
time of map recordation. The applicant would need to demonstrate that at least one (1)
unit in the development has been sold to lower income qualified buyers, all at qualified
affordable sale prices with USDA Section 502 mortgages.
These USDA loans operate much like the City’s Moderate Income Equity Share
program. If a unit sells before 30 years, the homeowner has an equity share with USDA.
The amount of profit the homeowner gets to keep increases the longer they are in their
home. USDA also has the option to resell the unit to another qualified income buyer to
keep the unit in the program. Therefore, while the City of Atascadero would be giving
up their 30 year recorded deed restrictions on one (1) moderate income unit and
Peoples’ Self Help Housing would be developing 11 mixed income affordable homes
(very-low, low, and moderate) which will be available to income qualified families for a
period of 30 years due to the USDA subsidized loan financing. The City will obtain HCD
affordable housing credits for all units provided with the USDA long term affordable
financing.
In addition to the proposed amendments to the inclusionary housing condition, City Staff
is proposing elimination of the workforce housing condition due to fair housing law
conflicts.
Tentative Tract Map / Tentative Parcel Map
A 9-lot Tentative Tract Map (TTM 2007-0101 / Area 1) has been approved as part of the
project on Lots 2 and 3. A 3-lot Tentative Parcel Map (TPM 2007-0091 / Area 2) has
been approved on Lot 1. TTM 2007-0101 is consistent with the proposed Master Plan of
Development amendment and proposed PD–7 Overlay Zone. TPM 2007-0091 needs
to be amended to match the proposed Master Plan of Development. The applicant is
proposing a reconsideration of TPM 2007-0091 to reduce the total number of lots
proposed to be created from three (3) to two (2) due to the elimination of the private
open space area. Staff is recommending that the Planning Commission recommend to
the City Council approve this amendment.
Both maps have been conditioned by staff to meet all City standards including on- and
off-site street improvements. The applicant will be required to record CC&R’s with the
Map that will include maintenance of drainage and Master Plan of Development
requirements as needed. Consistent with the Master Plan of Development, both maps
contain condition modifications to the Affordable Housing and Workforce housing
provisions.
Community Facilities District Formation:
Based on findings from the 2003 Taussig Study, revenue from new residential
development including property tax revenues, vehicle licensing fees, sales taxes, and
other revenues are insufficient to cover the maintenance and emergency services costs
of new development. Based on the revenue projections from the Taussig Study, the City
has developed standard conditions of approval for new development projects that
require the cost of maintenance and emergency services to be funded by the project
through a combination of road assessment districts, landscape and lighting districts and
community facilities districts (CFD) (Conditions 8 and 9.) Since there are no common
facilities proposed with the project, the requirement for a Homeowners Association has
been eliminated.
Because this is an affordable housing development, new property owners qualify for
waivers from yearly CFD fees. This is typically done through the deed restriction on
affordable housing units at the time of sale. Since USDA does not allow for deed
restrictions to be placed on the property at the time of sale, owners will have the
opportunity to enter into a deed of trust and restriction to wave the CFD fee if the
property owners meet certain conditions after the close of sale. This program is done on
a voluntary basis, and homeowners may choose to enter into an agreement with the
City or may choose to opt out and pay the fee. This program is similar to the one set-up
at Oak Grove, a 24 unit affordable housing subdivision currently under construction by
the applicant. Most homeowners participated in the waiver program, while some opted
out and continue to pay the yearly fee.
Findings
Tentative Parcel Map Reconsideration Findings:
The following findings must be made for the TPM 2007-0091 to be reconsidered:
1. The proposed subdivision, design and improvements as conditioned, is
consistent with the General Plan and applicable zoning requirements, including
provisions of the PD-7 Overlay District.
2. The site is physically suitable for the type of development proposed.
3. The site is physically suitable for the density of development proposed.
4. 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.
5. 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.
6. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
Conditional Use Permit (Master Plan of Development):
A Master Plan of Development is required for the Planned Development in the form of a
Conditional Use Permit. The approved Master Plan of Development sets development
standards related to architectural design, site design, landscape, signage, and specific
development standards required by the Zoning Ordinance. The Planning Commission
must make the following five findings to recommend approval of the proposed Master
Plan of Development amendments:
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual.
Staff Comment: The proposed amendments are consistent with the General Plan
Land Use Element Policy 1.1, 1.1.7, 2.1, and Housing Element Policy 4.3. The
proposed amendments are consistent with the City’s General Plan requirements for
a landscape buffer on lot 1 with the additional tree plantings and landscaping.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the Planned Development Ordinance.
Staff Comment: The proposed amendments satisfy all Conditional Use Permit and
Planned Development zoning code provisions.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
Staff Comment: The proposed amendments will not be detrimental to the general
public or working person’s 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 proposed amendments are compatible with the surrounding
neighborhood. The project includes detached single-family residences, with high
quality landscape and architecture. The project has been designed to enhance the
appearance of this currently vacant site.
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Staff Comment: The proposed amendments and use is consistent with the traffic
projections and road improvements anticipated within the General Plan.
Environmental Determination
A Mitigated Negative Declaration was certified by the City Council as a part of its 2008
approval. The Environmental Analysis identified concerns regarding potential impacts
to aesthetics, land use and planning, noise, biological resources, and traffic. Mitigation
measures pertaining to these resources remain in effect, and the proposed
amendments are consistent with the assumptions and analysis of the 2008 MND.
CONCLUSION
The proposed amendments to both Master Plans of Development eliminate the “private”
open space area that was to be used by the previous owner. In its place, the proposed
adjacent lots have been enlarged the residential homes have been re-oriented to create
the required “landscape buffer” per the General Plan. In addition, the applicant is
proposing to develop 11 “sweat equity” affordable housing units for very low, low and
moderate income qualified families. Construction of the units will meet part of the City’s
Regional Housing Needs Allocation (RHNA) goals for the 2014-2019 reporting period.
Since the proposed amendments include a request to remove required deed restrictions
that were approved as a part of the City’s Inclusionary Housing Policy, as well as the
substantial change by eliminating the private open space, the Planning Commission will
be making a recommendation to the City Council.
Staff recommends that the Planning Commission recommend approval of proposed
master plans of development amendments and map reconsideration.
ALTERNATIVES
1. The Planning Commission may recommend modifications to the proposed
amendments and/or conditions of approval for the project.
2. The Planning Commission may determine more information is needed on some
aspect of the amendments and may refer the item back to the applicant and staff
to provide the additional information. The Commission should clearly state the
type of information required and move to continue the item to a future date.
3. The Planning Commission may recommend denial to the City Council. The
Commission should specify the reasons for recommendation of the denial of the
project amendments.
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Vesting Tentative Parcel Map 2007-0091 (Reconsideration)
Attachment 3: Project Illustrative
Attachment 4: Combined Landscaping Plan
Attachment 5: Lot 1 and Lot 2 Landscaping Plan
Attachment 6: Arborist Reports
Attachment 7: Certified Mitigated Negative Declaration 2007-0021
Attachment 8: Draft Resolution PC 2014-0027
Attachment 9: Draft Resolution PC 2014-0028
Attachment 10: Draft Resolution PC 2014-0029
Attachment 11: Draft Resolution PC 2014-0030
Attachment 1: Aerial Map
Project Site
Area 1
Area 2
Attachment 2: Vesting Tentative Parcel Map 2007-0091 (Reconsideration)
Attachment 3: Project Illustrative
Attachment 4: Combined Landscaping Plan
Attachment 5: Proposed Landscaping Plan Lot 1 and Lot 2
Attachment 6: Arborist Report and Tree Protection Plan: Lot 1
Attachment 6: Arborist Report and Tree Protection Plan: Lot 1
Attachment 6: Arborist Report and Tree Protection Plan: Lot 1
Attachment 6: Arborist Report and Tree Protection Plan: Lot 1
Attachment 6: Arborist Report and Tree Protection Plan: Lot 1
Attachment 6: Arborist Report and Tree Protection Plan: Lot 1
Attachment 6: Arborist Report and Tree Protection Plan: Lots 2 and 3
Attachment 6: Arborist Report and Tree Protection Plan: Lots 2 and 3
Attachment 6: Arborist Report and Tree Protection Plan: Lots 2 and 3
Attachment 6: Arborist Report and Tree Protection Plan: Lots 2 and 3
Attachment 6: Arborist Report and Tree Protection Plan: Lots 2 and 3
Attachment 6: Arborist Report and Tree Protection Plan: Lots 2 and 3
Attachment 7: Certified Mitigated Negative Declaration 2007-0027
See Following
ATTACHMENT 8: Resolution PC 2014-0027
Approval of Amendments to Master Plan of Development (CUP) - 9 unit PD-7 on Lots 2 & 3
DRAFT PC RESOLUTION 2014-0027
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, AMENDING
CONDITIONAL USE PERMIT 2007-0208
(MASTER PLAN OF DEVELOPEMNT FOR 9-UNIT PLANNED
DEVELOPMENT) ON APN 030-283-005
(People’s Self Help Housing Corporation)
WHEREAS, an application has been received from People’s Self Help Housing
Corporation, 3533 Empleo Street, San Luis Obispo, CA 93405, (Applicant / Owner) to amend a
project consisting of an approved Master Plan of Development (CUP 2007-0208) and
corresponding approved Tentative Tract Map (TTM 2007-0101) on a 1.86-acre site located at
6905 Navajoa Avenue, (APN 030-283-005, Lots 2 and 3); and,
WHEREAS, the site’s current zoning district is RMF-20 (Residential Multi-Family – 20)
with a Planned Development #7 Overlay (PD-7); and,
WHEREAS, the PD-7 requires the adoption of a Master Plan of Development, approved
in the form of a Conditional Use Permit; and,
WHEREAS, the City Council approved the original Master Plan of Development (CUP
2007-0208) for this portion of the project on February 26, 2008; and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 2007-0027 prepared for the original
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, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 18, 2014 studied and considered amendments to Conditional
Use Permit 2007-0208 (Master Plan of Development for 9-unit PD-7), after first studying and
considering the Certified Mitigated Negative Declaration 2007-0027, and
NOW, THEREFORE, the Planning Commission of the City of Atascadero recommends
that the City Council of Atascadero take the following actions:
SECTION 1. Findings for Approval of Conditional Use Permit. The Planning
Commission recommends the City Council finds as follows:
1. The proposed amendments are consistent with the General Plan and the City’s
Appearance Review Manual, specifically; the proposed amendments are consistent
with the General Plan Land Use Element Policy 1.1, 1.1.7, 2.1, and the City’s
Housing Element. The proposed amendments are consistent with the City’s General
Plan requirements for a landscape buffer on lot 1 with the additional tree plantings
and landscaping; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD-7 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The 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.
6. The Master Plan 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; and
7. Benefits derived from the Master Plan of Development and PD-7 Overlay Zone
cannot be reasonably achieved through existing development standards or processing
requirements; and,
8. The proposed project will not result in substantial detrimental effects on the
enjoyment and use of adjoining properties; and,
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 19, 2014 resolved to recommend amendments to
Conditional Use Permit 2007-0208 (Master Plan of Development for 9-unit PD-7) subject to the
following:
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
EXHIBIT B: Master Plan of Development
EXHIBIT C: Floor Plan A/B/C
EXHIBIT D: Floor Plan A/B/C Elevations w/options
EXHIBIT E: Floor Plan D
EXHIBIT F: Floor Plan D Elevations
EXHIBIT G: Color Boards and Site Plan Color Key
EXHIBIT H: Preliminary Landscape Plan
EXHIBIT I: Tree Protection Plan
EXHIBIT J: Grading, Drainage and Utility Plans
EXHIBIT K: Improvement Plans
On motion by, ______and seconded by _____the foregoing resolution is hereby adopted
in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ()
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Commissioner Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
9-unit Planned Development-7 /CUP 2007-0157/ZCH 2007-0145/TTM 2007-0101
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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 use permit shall become final and effective for the
purposes of issuing building permits thirty (30) days following the City Council
approval of ZCH 2007-140, ZCH 2007-0145 and ZCH 2007-0146 upon
second reading, unless prior to that time, an appeal to the decision is filed as
set forth in Section 9-1.111(b) of the Zoning Ordinance.
FM PS
2. Approval of this Tentative Tract Map and Conditional Use Permit shall be valid
for two years after its effective date (February 26, 2008). 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, or is granted extension through any State legislation.
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 Tract Map and that the Final Map is in substantial conformance with
the Tentative Map.
FM
PS
4. The granting of this entitlement shall apply to the property located at (APN
030-283-005) regardless of owner.
On going PS
5. 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
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 Tract Map shall be subject to additional fees for park or recreation
purposes (QUIMBY Act) as required by City Ordinance.
FM
PS
8. 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
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
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.
9. All tract maintenance costs listed below shall be 100% funded by the project /
property in perpetuity.
All streets that are currently not maintained by the City of
Atascadero, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
All parks, trails, recreational facilities and like facilities.
All open space and native tree preservation areas.
All drainage facilities and detention basins.
All creeks, flood plains, floodways, wetlands, and riparian habitat
areas.
All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards, and other
similar facilities.
All frontage landscaping and sidewalks along arterial streets
BP PS
10. The private open space feature at the corner of Atascadero Avenue and San
Andres shall be maintained by the property owner. All landscape shall be
maintained in good condition and the site shall be kept free of litter and graffiti.
Ongoing PS
11. The developments approved with CUP 2007-0208 and CUP 2007-0219 shall
be developed together as one Master Plan of Development at as required by
the General Plan.
BP / GP PS / PW
12. Prior to final map, the applicant shall submit CC&Rs for review and approval
by the Community Development Department. The CC&R’s shall record with
the Final Map and shall include the following provisions within the CC&Rs:
1. Provisions for maintenance of all common areas including access,
parking, street trees, fencing and landscaping in perpetuity, if
applicable.
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
2. Fencing design and locations
3. A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units.
4. Residents shall keep all trash receptacles within the unit’s
designated trash storage area.
5. Garages shall be maintained and used for vehicle parking.
6. No boats, RV’s or other type of recreation vehicle may occupy a
guest or resident parking space. including within an individual
garage.
7. 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.
13. Affordable Housing Requirement: As a General Plan required Master
Planned site (Master Plan of Development Overlay #12), the Affordable
Housing requirement shall apply to the 11 units approved for the subject sites
with ZCH 2007-0145 and ZCH 2007-0146.
The applicant shall deed restrict a minimum of 1 residential unit for 30 years,
at the moderate income rate.
Exception to Affordable Housing Deed Restriction Requirement: The
City will not record 30 year recorded deed restrictions if the developer
can demonstrate that the project meets the following criteria:
The project shall be developed as an entirely affordable
project, consisting of a mix of very low, low, or moderate
income units;
The housing units must be constructed with at least 50% of
the work performed by volunteers and/or households
purchasing the housing;
The applicant must demonstrate that the home purchase
financing provided will be affordable to the purchasing
household for at least 30 years.
At least 1 moderate income unit shall be provided within
the project to meet the City Council Inclusionary Housing
policy.
GP/BP
PS, CA
14. Workforce Housing: Prior to recordation of final map, the applicant shall enter
into a legal agreement with the City to reserve ½ of the units for sale to
residents or workers within the City of Atascadero, including the affordable
BP
PS, CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
units. The agreement shall include the following provisions:
The units shall be offered for sale to residents or workers within the City of
Atascadero for a minimum of 60-days. During this time period offers may
only be accepted from Atascadero residents or workers;
The applicant shall provide reasonable proof to the City that at least one
of the qualified buyers is a resident or worker within the City Limits of
Atascadero;
The Atascadero resident or worker restriction shall apply to the initial sale
only;
The applicant shall identify which units will be reserved; and
The City Attorney shall approve the final form of the agreement.
15. Approval of this permit shall include the removal of 8 Native Black Walnuts,
totaling 310 inches dbh. The applicant shall be required to pay mitigation fees
or provide replantings on-site per the requirements of the Atascadero Native
Tree Ordinance. Any additional removals shall be subject to Planning
Commission approval.
BP PS, BS
16. The applicant shall work with staff to enhance the side elevation on Lot 8
facing Navajoa Avenue. The elevation shall include larger windows and added
architectural detailing, consistent with the front elevation. Additional
landscaping, including trees and tall shrubs shall be added to the side setback
on this lot. Fencing may not be located in the side setback next to Navajoa
Ave.
BP PS
17. The columns on the wrap around porch on floor plan D (shown in Exhibits E
and F) shall be a minimum size of 6” by 6” square. Railings shall be added to
the wrap around porch.
BP PS
18. All exterior elevations, finish materials and colors shall be consistent with the
Master Plan of Development as shown in EXHIBIT D and F with the following
modifications:
All exterior material finishes (siding, trim, doors, windows, light fixtures,
garage doors) shall be durable, high quality, and consistent with the
architectural appearance.
Stucco siding shall be smooth troweled or light sand finish.
Roofs shall be architectural grade dimensional shingles.
BP PS
19. Building colors shall be consistent with Exhibit G with the following
modification:
The color “clay urn” identified in color scheme #1 shall be replaced with a
more muted color, consistent with the surrounding residences and color
schemes 2 through 5.
GP/BP
PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
Final selection of colors and materials shall be subject to staff approval.
20. Garage doors shall be high quality, wood or carriage style doors of
architectural grade quality.
BP PS
21. All site development shall comply with the standards of the Planned
Development 7 Overlay District.
BP PS, BS
22. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in EXHIBIT B.
BP/FM PS, BS, CE
23. All project fencing shall be installed consistent throughout the project, and
located as shown in the approved Landscape Plan, subject to the following
modifications:
Fencing material and treatment shall comply with the PD-7 standards.
Final fence location shall be subject to staff approval.
Fencing within the front and corner lot setbacks shall be under 3 feet
tall.
Fencing within Lot 1 and Lot 2 of CUP 2007-0219 shall consists of
wood picket / vinyl picket fencing.
GP/BP
PS
24. A final landscape and irrigation plan shall be approved prior to the issuance of
building permits and included as part of site improvement plan consistent with
EXHIBIT J, and as follows:
All exterior meters, air conditioning units and mechanical equipment
shall be screened with landscape material.
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
Final tree list shall be submitted with building permits, subject to staff
approval.
Street and open space trees shall be minimum 15-gallon size and
double staked.
Front yard areas shall be landscaped with drought tolerant species or
utilize xeriscape landscaping, subject to staff approval.
Street Tree Plantings within the “parkway” strip must consist of
California Sycamore Trees, minimum 15-gallon plantings. These
plantings may be used to reduce tree removal mitigation
payments.
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
A minimum of four (4) native tree plantings must occur within the
Front / Side Yard landscaping of Lot 1 and Lot 2of CUP 2007-0219.
These plantings may be used to reduce tree removal mitigation
payments.
25. The wall/fence around the private park on Lot 1 shall be allowed to be built at
a maximum height of 5 feet at the tallest point.
BP PS
26. The commemorative tile on the ‘commemorative wall” around he private park
on Lot 1 shall be subject to staff approval
BP PS
2014 Master Plan of Amendment Conditions
27. Deed notification to be recorded at the time of Final Map Recordation
notifying all property owners within the project (CUP 2007-0219 / CUP
2007-0208) that maintenance responsibilities include all landscaping
within planting/parkway strips, front yard landscaping including any
trees, curbs, gutters, driveways and sidewalks fronting a property are
maintenance responsibilities of the homeowners, not the City of
Atascadero, consistent with Atascadero Municipal Code section 4-6.04.
FM PS
City Engineer Project Conditions
28. The applicant shall install curb, gutter and sidewalk along all property
frontages. All road frontages will be widened be City Standard.
BP CE
29. This project is required to retain the difference between the undeveloped 2
year storm runoff and the developed 50 year storm runoff to mitigate the
increase runoff into the storm drain system. The project will use individual
drainage basin on each lot to handle the increased flow. The basin will be
underground “infiltrator” basins. Deep pit basins are not allowed. When the
basin becomes full, they will overflow into the new curb and gutter through
small drain pipe under the side walk.
GP, BP CE
30. The project engineer shall investigate the feasibility of installing 4 way stop
control on Navajoa at San Andres Ave and Atascadero Ave. The engineer
shall present a schematic layout of a 4 way stop and produce a warrant
analysis in accordance with the Manual on Uniform Traffic Control Devices.
The City Engineer shall decide if the 4 way stops shall be ins talled based
on the information submitted. Improvement cost required by the warrant
analysis shall be the responsibility of the City of Atascadero.
GP, BP CE
City Engineer Standard Conditions
31. In the event that the applicant bonds for the public improvements required as
a condition of this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
GP, BP CE
32. An engineer’s estimate of probable cost shall be submitted for review and GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
approval by the City Engineer to determine the amount of the bond.
33. The Subdivision Improvement Agreement shall record concurrently with the
Final Map.
FM CE
34. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous to
the property frontage.
GP, BP CE
35. The applicant shall acquire title interest in any off-site land that may be
required to allow for the construction of the improvements. The applicant shall
bear all costs associated with the necessary acquisitions. The applicant shall
also gain concurrence from all adjacent property owners whose ingress and
egress is affected by these improvements.
GP, BP CE
36. Slope easements shall be obtained by the applicant as needed to
accommodate cut or fill slopes.
GP, BP CE
37. Drainage easements shall be obtained by the applicant as needed to
accommodate both public and private drainage facilities.
GP, BP CE
38. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the tract map.
FM CE
39. The final map shall be signed by the City Engineer prior to the map being
placed on the agenda for City Council acceptance.
FM CE
40. Prior to recording the tract map, the applicant shall pay all outstanding plan
check/inspection fees.
FM CE
41. Prior to recording the map, the applicant shall bond for or complete all
improvements required by these conditions of approval.
FM CE
42. Prior to recording the tract map, the applicant shall submit a copy of a valid tax
bond.
FM CE
43. Prior to recording the tract map, the applicant shall bond for or set monuments
at all new property corners. A registered civil engineer or licensed land
surveyor shall indicate by certificate on the tract 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 CE
44. Prior to recording the tract 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 CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
45. All existing and proposed utility, pipeline, open space, or other easements are
to be shown on the final map. If there are building or other restrictions related
to the easements, they shall be noted on the final map. The applicant shall
show all access restrictions on the final map.
FM CE
46. Prior to recording the tract 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 tract map.
FM CE
47. Prior to the issuance of building permits the applicant shall submit plans and
supporting calculations/reports including street improvements, underground
utilities, composite utilities, and grading/drainage plans prepared by a
registered civil engineer for review and approval by the City Engineer.
GP, BP CE
48. Prior to the issuance of building permits the applicant shall submit calculations
to support the design of any structures or pipes. Closed conduits shall be
designed to convey the 10-year flow with gravity flow, the 25-year flow with
head, and provide safe conveyance for the 100-year overflow.
GP, BP CE
49. Prior to the issuance of building permits the applicant shall provide for the
detention and metering out of developed storm runoff so that it is equal to or
less than undeveloped storm runoff.
GP, BP CE
50. Drainage basins shall be designed to desilt, detain and meter storm flows as
well as release them to natural runoff locations.
GP, BP CE
51. All storm drain facilities servicing individual lots and units shall be
maintained by the property owner. A mechanism for funding and
maintenance of the storm drain facilities shall be provided for any common
area, or common storm drainage facility.
GP, BP CE
52. Prior to the issuance of building permits the applicant shall show the method
of dispersal at all pipe outlets. Include specifications for size & type.
GP, BP CE
53. Prior to the issuance of building permits the applicant shall show method of
conduct to approved off-site drainage facilities.
GP, BP CE
54. Concentrated drainage from off-site areas shall be conveyed across the
project site in drainage easements. Acquire drainage easements where
needed. Drainage shall cross lot lines only where a drainage easement has
been provided. If drainage easement cannot be obtained the storm water
release must follow the exact historic path, rate and velocity as prior to the
subdivision.
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
55. Applicant shall submit erosion control plans and a Storm Water Pollution
Prevention Plan (SWPPP). The Regional Water Quality Control Board shall
approve the SWPPP.
GP, BP CE
56. All public improvements shall be constructed in conformance with the City of
Atascadero Engineering Department Standard Specifications and Drawings or
as directed by the City Engineer
GP, BP CE
57. Off-site streets shall be improved consistent with the tentative tract map. GP, BP CE
58. Project shall include construction of curb, gutter and sidewalk along entire
frontage.
GP, BP CE
59. Alignment of frontage improvements shall be approved by the City Engineer. GP, BP CE
60. All utilities shall be undergrounded on project frontage where feasible.
Existing poles may be preserved or moved on-site to avoid additional
installation of guide poles off-site. Applicant shall work with City Staff to
minimize the amount of poles required on-site.
GP, BP CE
61. Applicant shall pay sewer extension (Annexation), Connection and
Reimbursement fees (if applicable) upon issuance of building permit.
BP CE
62. Drainage piping serving fixtures which have flood level rims located below the
elevation of the next upstream manhole cover of the public or private sewer
serving such drainage piping shall be protected from backflow of sewage by
installing an approved type backwater valve. Fixtures above such elevation
shall not discharge through the backwater valve.
BP CE
Mitigation Measures
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 sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
Fuel all off-road and portable diesel powered equipment, including but
not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non-taxed version suitable for use off-road).
Maximize to the extent feasible, the use of diesel construction
equipment meeting the ARB’s 1996 or newer certification standard for
off-road heavy-duty diesel engines.
Section 6.4: Activity Management Techniques
Develop a comprehensive construction activity management plan
BP BS/PS 3.b.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
designed to minimize the amount of large construction equipment
operating during any given time period.
Schedule of construction truck trips during non-peak hours to reduce
peak hour emissions.
Limit the length of the construction workday period, if necessary.
Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site. Increased watering frequency would be
required whenever wind speeds exceed 15 mph. Reclaimed (non-potable)
water should be used whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the approved project re -
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast-germinating
native grass seed and watered until vegetation is established.
F. All disturbed soil areas not subject to re-vegetation should be stabilized
using approved chemical soil binder, jute netting, or other methods
approved in advance by the APCD.
G. All roadways, driveways, sidewalks, etc, to be paved should be complete
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered
or should maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with CVC Section
23114.
J. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or 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. The contractor or builder shall designate a person or persons to monitor the
dust control program and to order increased watering, as necessary, to
prevent transport of dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use clearance for map
recordation and land use clearance for finish grading of any structure.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all
applicable APCD regulations pertaining to Naturally Occurring Asbestos. Prior
to any grading activities at the site, the project proponent shall ensure that a
geologic evaluation is conducted to determine if NOA is present within the area
BP BS/PS 3.b.2
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
that will be disturbed. If NOA is not present, an exemption request must be filed
with the District (see Attachment 1). 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. Refer to the APCD web
page at http://www.slocleanair.org/business/asbestos.asp for more information
or contact Tim Fuhs of the Enforcement Division at 781-5912.
Mitigation Measure 3.b.3: Developmental burning of vegetative material is
prohibited. Under certain circumstances where no technically feasible
alternatives are available, limited developmental burning under restrictions may
be allowed. This requires prior application, payment of fee based on the size of
the project, APCD approval, and issuance of a burn permit by the APCD and
the local fire department authority. The applicant is required to furnish the
APCD with the study of technical feasibility (which includes costs and other
constraints) at the time of application. For any questions regarding these
requirements, contact Karen Brooks of the Enforcement Division at 781-5912.
BP BS/PS 3.b.3
Mitigation Measure 3.b.4: Under APCD Rule 504, only APCD approved wood
burning devices can be installed in new dwelling units. These devices include:
All EPA-Certified Phase II wood burning devices;
Catalytic wood burning devices which emit less than or equal to 4.1
grams per hour of particulate matter which are not EPA-Certified but
have been verified by a nationally-recognized testing lab;
Non-catalytic wood burning devices which emit less than or equal to
7.5 grams per hour of particulate matter which are not EPA-Certified
but have been verified by a nationally-recognized testing lab;
Pellet-fueled woodheaters; and
Dedicated gas-fired fireplaces.
Questions about approved wood burning devices, should be refered to Tim
Fuhs in the Enforcement Division at 781-5912.
BP BS/PS 3.b.4
Mitigation Measure 4.e.1: The developer shall contract with a certified arborist
during all phases of project implementation. The certified arborists shall be
responsible for monitoring the project during all phases of construction through
project completion, as follows:
(a) A written agreement between the arborist and the develope r outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing and
trunk protection shall be installed for inspection during the meeting. Tree
protection fencing shall be installed at the line of encroachment into the
BP BS/PS 4.e.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
tree’s root zone area.
(c) As specified by the arborist report and City staff:
Prune all trees in active development areas to be saved for structural
strength and crown cleaning by a licensed and certified arborist;
Remove all debris and spoils from the lot cleaning and tree pruning.
In locations where paving is to occur within the tree canopy, grub only
and do not grade nor compact. Install porous pavers over a three-inch
bed of ¾ inch granite covered with one-inch pea gravel for screeding. If
curbs are required, use pegged curbs to secure the porous pavers.
Pegged curbs are reinforced six to eight curbs poured at grade with a
one-foot by one-foot pothole every four to six linear feet.
All trenching or grading within the protected root zone area, outside of
the tree protection fence shall require hand trenching or preserve and
protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected area.
Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status report
shall be prepared by the project arborist certifying that the tree protection
plan was implemented, the trees designated for protection were protected
during construction, and the construction-related tree protection measures
are no longer required for tree protection.
Mitigation Measure 4.e.2:
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 twenty feet of construction 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.
7. Utilities such as water, gas, power, cable, storm drainage, and sewer
should be redirected from under the canopy of any trees that are to remain.
8. Where a building is placed within the canopy of a tree the foundation
should be redesigned so that it bridges across any root systems.
9. Any foundation or other structure that encroaches within the drip line of
trees to be saved shall be dug by hand.
10. At no time shall tree roots be ripped with construction equipment.
BP BS/PS 4.e.2
Mitigation 5.d.1: Should any human remains be discovered on the property, all
work on the project should stop and the County Coroner contacted. If the
human remains are identified as being Native American, the California Native
American Heritage Commission (NAHC) should be contacted at (916) 653-
Ongoing PS 5.d.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
4082.
Mitigation Measure 6.b.1: 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
between the months of October 15 through April 15. All hydroseed mix shall be
native species. 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.1
Mitigation Measure 8.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 8.e.f.1
Mitigation Measure 11.d.1: All construction activities shall comply with the City
of Atascadero Noise Ordinance for hours of operation.
BP BS/PS 11.d.1
EXHIBIT B: Master Plan of Development/Site Plan
EXHIBIT C: Floor Plan A/B/C
EXHIBIT D: Floor Plan A/B/C Elevations and Options
EXHIBIT D: Floor Plan A/B/C Elevations and Options
EXHIBIT E: Floor Plan D
EXHIBIT F: Floor Plan D Elevations
EXHIBIT F: Floor Plan D Elevations
EXHIBIT G: Color Boards and Site Plan Color Key
TBD
TBD
EXHIBIT G: Color Boards and Site Plan Color Key
Color Scheme #1 A “Clay Urn” to be substituted for a more muted color per
conditions of approval. Requires City Staff approval.
EXHIBIT G: Color Boards and Site Plan Color Key
EXHIBIT G: Color Boards and Site Plan Color Key
EXHIBIT H: Preliminary Landscape Plan
See Following Page for Revised Plan
EXHIBIT H: Preliminary Landscape Plan
EXHIBIT I: Tree Protection Plan
EXHIBIT J: Grading, Drainage and Utility Plans
EXHIBIT J: Grading, Drainage and Utility Plans
EXHIBIT K: Improvement Plans
ATTACHMENT 9: Draft Resolution PC 2014-0028
Amending Conditions of Approval TTM 2007-0101
DRAFT PC RESOLUTION 2014-0028
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, AMENDING VESTING
TENTATIVE TRACT MAP 2007-0101, A NINE-LOT SUBDIVISION
CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT ON APN
030-283-005, Lots 2 and 3
(People’s Self Help Housing Corporation)
WHEREAS, an application has been received from People’s Self Help Housing
Corporation, 3533 Empleo Street, San Luis Obispo, CA 93405 (Applicant/Owner), to amend a
previously approved Vesting Tentative Tract Map within the RMF-20/ PD-7 (Residential Multi-
Family-20 with a Planned Development Overlay #7) for consistency with the amended Master
Plan of Development on a 1.86-acre site located at 6905 Navajoa Avenue, (APN 030-283-005,
Lots 2 and 3); and,
WHEREAS, the site’s current zoning district is RMF-20 (Residential Multi-Family – 20)
with a Planned Development #7 Overlay (PD-7); and,
WHEREAS, the PD-7 requires the adoption of a Master Plan of Development, approved
in the form of a Conditional Use Permit; and,
WHEREAS, the City Council approved the original the Vesting Tentative Map (TTM
2007-0208) for this portion of the project on February 26, 2008; and,
WHEREAS, the Planning Commission has recommended that the site’s Master Plan of
Development (CUP 2007-0208) be amended, and for consistency purposes, the conditions of the
Vesting Tentative Map shall also be amended; and,
WHEREAS, the proposed the Vesting Tentative Map is in substantial conformance with
Certified Mitigated Negative Declaration 2007-0027 prepared for the original 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 Vesting
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 Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 18, 2014 studied and considered Tentative Tract Map 2007-
0101, after first studying and considering the Proposed Mitigated Negative Declaration prepared
for the project, and
NOW THEREFORE, the City Council of the City of Atascadero takes the following
actions:
SECTION 1. Findings of Amending Conditions for a Vesting Tentative
Tract Map, the Planning Commission of the City of Atascadero recommends that the City
Council finds as follows:
1. The proposed subdivision, design and improvements as conditioned, is consistent
with the General Plan and applicable zoning requirements, including provisions of
the PD-7 overlay district.
2. The proposed subdivision, as conditioned, is consistent with the proposed Planned
Development Overlay District-7 Master Plan of Development (CUP 2007-0208).
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause
substantial environmental damage or substantially and unavoidably injure fish and
wildlife or their habitat.
6. The 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.
7. Covenants, Conditions and Restrictions (CC&R’s) or equivalent shall be required
that incorporate the Master Plan of Development conditions of approval to ensure
that the site retains the proposed qualities (architecture, colors, materials, plan
amenities, fencing, and landscaping) over time.
8. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 18, 2014, resolved to recommend amendments to
Tentative Tract Map (TTM 2007-0101) subject to the following:
1. Exhibit A: Tentative Tract Map 2007-0101
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program.
On motion by, and seconded by the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ()
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Commissioner Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
Exhibit A: Tentative Tract Map (9 Unit PD-7)
Exhibit B: Conditions of Approval / Mitigation Monitoring Program
Tentative Tract Map 2007-0101
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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 use permit shall become final and effective for the
purposes of issuing building permits thirty (30) days following the City
Council approval of ZCH 2007-140, ZCH 2007-0145 and ZCH 2007-
0146 upon second reading, unless prior to that time, an appeal to the
decision is filed as set forth in Section 9-1.111(b) of the Zoning
Ordinance.
FM PS
2. Approval of this Tentative Tract Map and Conditional Use Permit shall be
valid for two years after its effective date (February 26, 2008). 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, or is granted extension through any State
legislation.
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 Tract Map and that the Final Map is in
substantial conformance with the Tentative Map.
FM
PS
4. The granting of this entitlement shall apply to the property located at
(APN 030-283-005) regardless of owner.
On going PS
5. 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
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 Tract Map shall be subject to additional fees for park or recreation
purposes (QUIMBY Act) as required by City Ordinance.
FM
PS
8. 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
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
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.
9. All tract maintenance costs listed below shall be 100% funded by the
project / property in perpetuity.
All streets that are currently not maintained by the City of
Atascadero, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
All parks, trails, recreational facilities and like facilities.
All open space and native tree preservation areas.
All drainage facilities and detention basins.
All creeks, flood plains, floodways, wetlands, and riparian
habitat areas.
All common landscaping areas, street trees, medians,
parkway planters, manufactured slopes outside private yards,
and other similar facilities.
All frontage landscaping and sidewalks along arterial streets
BP PS
10. The private open space feature at the corner of Atascadero Avenue and
San Andres shall be maintained by the property owner. All landscape
shall be maintained in good condition and the site shall be kept free of
litter and graffiti.
Ongoing PS
11. The developments approved with CUP 2007-0208 and CUP 2007-0219
shall be developed together as one Master Plan of Development at as
required by the General Plan.
BP / GP PS / PW
12. Prior to final map, the applicant shall submit CC&Rs for review and
approval by the Community Development Department. The CC&R’s
shall record with the Final Map and shall include the following
provisions within the CC&Rs:
1. Provisions for maintenance of all common areas including
access, parking, street trees, fencing and landscaping in
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
perpetuity, if applicable.
2. Fencing design and locations
3. A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units.
4. Residents shall keep all trash receptacles within the unit’s
designated trash storage area.
5. Garages shall be maintained and used for vehicle parking.
6. No boats, RV’s or other type of recreation vehicle may occupy a
guest or resident parking space. including within an individual
garage.
7. 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.
13. Affordable Housing Requirement: As a General Plan required Master
Planned site (Master Plan of Development Overlay #12), the Affordable
Housing requirement shall apply to the 11 units approved for the subject
sites with ZCH 2007-0145 and ZCH 2007-0146.
The applicant shall deed restrict a minimum of 1 residential unit for 30
years, at the moderate income rate.
Exception to Affordable Housing Deed Restriction Requirement: The
City will not record 30 year recorded deed restrictions if the
developer can demonstrate that the project meets the following
criteria:
The project shall be developed as an entirely affordable
project, consisting of a mix of very low, low, or
moderate income units;
The housing units must be constructed with at least
50% of the work performed by volunteers and/or
households purchasing the housing;
The applicant must demonstrate that the home
purchase financing provided will be affordable to the
purchasing household for at least 30 years.
At least 1 moderate income unit shall be provided
within the project to meet the City Council Inclusionary
Housing policy.
GP/BP
PS, CA
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
14. Workforce Housing: Prior to recordation of final map, the applicant shall
enter into a legal agreement with the City to reserve ½ of the units for
sale to residents or workers within the City of Atascadero, including the
affordable units. The agreement shall include the following provisions:
The units shall be offered for sale to residents or workers within the
City of Atascadero for a minimum of 60-days. During this time period
offers may only be accepted from Atascadero residents or workers;
The applicant shall provide reasonable proof to the City that at least
one of the qualified buyers is a resident or worker within the City
Limits of Atascadero;
The Atascadero resident or worker restriction shall apply to the initial
sale only;
The applicant shall identify which units will be reserved; and
The City Attorney shall approve the final form of the agreement.
BP
PS, CE
15. Approval of this permit shall include the removal of 8 Native Black
Walnuts, totaling 310 inches dbh. The applicant shall be required to
pay mitigation fees or provide replantings on-site per the requirements
of the Atascadero Native Tree Ordinance. Any additional removals
shall be subject to Planning Commission approval.
BP PS, BS
16. The applicant shall work with staff to enhance the side elevation on Lot
8 facing Navajoa Avenue. The elevation shall include larger windows
and added architectural detailing, consistent with the front elevation.
Additional landscaping, including trees and tall shrubs shall be added
to the side setback on this lot. Fencing may not be located in the side
setback next to Navajoa Ave.
BP PS
17. The columns on the wrap around porch on floor plan D (shown in
Exhibits E and F) shall be a minimum size of 6” by 6” square. Railings
shall be added to the wrap around porch.
BP PS
18. All exterior elevations, finish materials and colors shall be consistent
with the Master Plan of Development as shown in EXHIBIT D and F
with the following modifications:
All exterior material finishes (siding, trim, doors, windows, light
fixtures, garage doors) shall be durable, high quality, and consistent
with the architectural appearance.
Stucco siding shall be smooth troweled or light sand finish.
Roofs shall be architectural grade dimensional shingles.
BP PS
19. Building colors shall be consistent with Exhibit G with the following
modification:
The color “clay urn” identified in color scheme #1 shall be replaced
GP/BP
PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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 a more muted color, consistent with the surrounding residences
and color schemes 2 through 5.
Final selection of colors and materials shall be subject to staff approval.
20. Garage doors shall be high quality, wood or carriage style doors. BP PS
21. All site development shall comply with the standards of the Planned
Development 7 Overlay District.
BP PS, BS
22. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in EXHIBIT B.
BP/FM PS, BS, CE
23. All project fencing shall be installed consistent throughout the project,
and located as shown in the approved Landscape Plan, subject to the
following modifications:
Fencing material and treatment shall comply with the PD-7
standards.
Final fence location shall be subject to staff approval.
Fencing within the front and corner lot setbacks shall be under 3
feet tall.
GP/BP
PS
24. A final landscape and irrigation plan shall be approved prior to the
issuance of building permits and included as part of site improvement
plan consistent with EXHIBIT J, and as follows:
All exterior meters, air conditioning units and mechanical
equipment shall be screened with landscape material.
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
Final tree list shall be submitted with building permits, subject to
staff approval.
Street and open space trees shall be minimum 15-gallon size and
double staked.
Front yard areas shall be landscaped with drought tolerant species,
subject to staff approval.
BP PS
25. The wall/fence around the private park on Lot 1 shall be allowed to be
built at a maximum height of 5 feet at the tallest point.
BP PS
26. The commemorative tile on the ‘commemorative wall” around he private BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
park on Lot 1 shall be subject to staff approval
2014 Tentative Tract Map Amendments
27. Deed notification to be recorded at the time of Final Map
Recordation notifying all property owners within the project (CUP
2007-0219 / CUP 2007-0208) that maintenance responsibilities
include all landscaping within planting/parkway strips, front yard
landscaping including any trees, curbs, gutters, driveways and
sidewalks fronting a property are maintenance responsibilities of
the homeowners, not the City of Atascadero, consistent with
Atascadero Municipal Code section 4-6.04.
28. All Planning conditions of approval for the Master Plan of
Development (CUP 2007-0208) must be adhered to and is
incorporated via reference.
City Engineer Project Conditions
29. The applicant shall install curb, gutter and sidewalk along all property
frontages. All road frontages will be widened be City Standard.
GP, BP CE
30. This project is required to retain the difference between the undeveloped
2 year storm runoff and the developed 50 year storm runoff to mitigate
the increase runoff into the storm drain system. The project will use
individual drainage basin on each lot to handle the increased flow. The
basin will be underground “infiltrator” basins. Deep pit basins are not
allowed. When the basin becomes full, they will overflow into the new
curb and gutter through small drain pipe under the side walk.
31. The project engineer shall investigate the feasibility of installing 4 way
stop control on Navajoa at San Andres Ave and Atascadero Ave. The
engineer shall present a schematic layout of a 4 way stop and produce a
warrant analysis in accordance with the Manual on Uniform Traffic
Control Devices. The City Engineer shall decide if the 4 way stops shall
be installed based on the information submitted. Improvement cost
required by the warrant analysis shall be the responsibility of the City of
Atascadero.
GP, BP CE
32. In the event that the applicant bonds for the public improvements
required as a condition of this map, the applicant shall enter into a
Subdivision Improvement Agreement with the City Council.
GP, BP CE
33. 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.
GP, BP CE
34. The Subdivision Improvement Agreement shall record concurrently with
the Final Map.
FM CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
35. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous
to the property frontage.
GP, BP CE
36. The applicant shall acquire title interest in any off-site land that may be
required to allow for the construction of the improvements. The applicant
shall bear all costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
GP, BP CE
37. Slope easements shall be obtained by the applicant as needed to
accommodate cut or fill slopes.
GP, BP CE
38. Drainage easements shall be obtained by the applicant as needed to
accommodate both public and private drainage facilities.
GP, BP CE
39. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the tract map.
FM CE
40. The final map shall be signed by the City Engineer prior to the map
being placed on the agenda for City Council acceptance.
FM CE
41. Prior to recording the tract map, the applicant shall pay all outstanding
plan check/inspection fees.
FM CE
42. Prior to recording the map, the applicant shall bond for or complete all
improvements required by these conditions of approval.
FM CE
43. Prior to recording the tract map, the applicant shall submit a copy of a
valid tax bond.
FM CE
44. Prior to recording the tract map, the applicant shall bond for or set
monuments at all new property corners. A registered civil engineer or
licensed land surveyor shall indicate by certificate on the tract 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 CE
45. Prior to recording the tract 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 CE
46. All existing and proposed utility, pipeline, open space, or other
easements are to be shown on the final map. If there are building or
other restrictions related to the easements, they shall be noted on the
final map. The applicant shall show all access restrictions on the final
FM CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
map.
47. Prior to recording the tract 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 tract map.
FM CE
48. Prior to the issuance of building permits the applicant shall submit plans
and supporting calculations/reports including street improvements,
underground utilities, composite utilities, and grading/drainage plans
prepared by a registered civil engineer for review and approval by the
City Engineer.
GP, BP CE
49. Prior to the issuance of building permits the applicant shall submit
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10-year flow with gravity flow,
the 25-year flow with head, and provide safe conveyance for the 100-
year overflow.
GP, BP CE
50. Prior to the issuance of building permits the applicant shall provide for
the detention and metering out of developed storm runoff so that it is
equal to or less than undeveloped storm runoff.
GP, BP CE
51. Drainage basins shall be designed to desilt, detain and meter storm
flows as well as release them to natural runoff locations.
GP, BP CE
52. All storm drain facilities servicing individual lots and units shall be
maintained by the property owner. A mechanism for funding and
maintenance of the storm drain facilities shall be provided for any
common area, or common storm drainage facility.
GP, BP CE
53. Prior to the issuance of building permits the applicant shall show the
method of dispersal at all pipe outlets. Include specifications for size &
type.
GP, BP CE
54. Prior to the issuance of building permits the applicant shall show method
of conduct to approved off-site drainage facilities.
GP, BP CE
55. Concentrated drainage from off-site areas shall be conveyed across the
project site in drainage easements. Acquire drainage easements where
needed. Drainage shall cross lot lines only where a drainage easement
has been provided. If drainage easement cannot be obtained the storm
water release must follow the exact historic path, rate and velocity as
prior to the subdivision.
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
56. Applicant shall submit erosion control plans and a Storm Water Pollution
Prevention Plan (SWPPP). The Regional Water Quality Control Board
shall approve the SWPPP.
GP, BP CE
57. All public improvements shall be constructed in conformance with the
City of Atascadero Engineering Department Standard Specifications and
Drawings or as directed by the City Engineer
GP, BP CE
58. Off-site streets shall be improved consistent with the tentative tract map. GP, BP CE
59. Project shall include construction of curb, gutter and sidewalk along
entire frontage.
GP, BP CE
60. Alignment of frontage improvements shall be approved by the City
Engineer.
GP, BP CE
61. All utilities shall be undergrounded on project frontage where feasible.
Existing poles may be preserved or moved on-site to avoid
additional installation of guide poles off-site. Applicant shall work
with City Staff to minimize the amount of poles required on-site.
GP, BP CE
62. Applicant shall pay sewer extension (Annexation), Connection and
Reimbursement fees (if applicable) upon issuance of building permit.
BP CE
63. Drainage piping serving fixtures which have flood level rims located
below the elevation of the next upstream manhole cover of the public or
private sewer serving such drainage piping shall be protected from
backflow of sewage by installing an approved type backwater valve.
Fixtures above such elevation shall not discharge through the backwater
valve.
BP CE
Mitigation Measures
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 sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
Fuel all off-road and portable diesel powered equipment, including
but not limited to bulldozers, graders, cranes, loaders, scrapers,
backhoes, generator sets, compressors, auxiliary power units, with
ARB certified motor vehicle diesel fuel (Non-taxed version suitable
for use off-road).
Maximize to the extent feasible, the use of diesel construction
equipment meeting the ARB’s 1996 or newer certification standard
for off-road heavy-duty diesel engines.
BP BS/PS 3.b.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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
Section 6.4: Activity Management Techniques
Develop a comprehensive construction activity managem ent plan
designed to minimize the amount of large construction equipment
operating during any given time period.
Schedule of construction truck trips during non-peak hours to
reduce peak hour emissions.
Limit the length of the construction workday period, if necessary.
Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
M. Reduce the amount of the disturbed area where possible.
N. 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.
O. All dirt stockpile areas should be sprayed daily as needed.
P. Permanent dust control measures identified in the approved project re -
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
Q. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast-
germinating native grass seed and watered until vegetation is
established.
R. All disturbed soil areas not subject to re-vegetation should be stabilized
using approved chemical soil binder, jute netting, or other methods
approved in advance by the APCD.
S. All roadways, driveways, sidewalks, etc, to be paved should be
complete as soon as possible. In addition, building pads should be laid
as soon as possible after grading unless seeding or soil binders are
used.
T. Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site.
U. 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.
V. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site.
W. 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.
X. The contractor or builder shall designate a person or persons to monitor
the dust control program and to order increased watering, as necessary,
to prevent transport of dust off site. The name and telephone number of
such persons shall be provided to the APCD prior to land use clearance
for map recordation and land use clearance for finish grading of any
structure.
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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 3.b.2: The project shall be conditioned to comply with all
applicable APCD regulations pertaining to Naturally Occurring Asbestos.
Prior to any grading activities at the site, the project proponent shall ensure
that a geologic evaluation is conducted to determine if NOA is present within
the area that will be disturbed. If NOA is not present, an exemption request
must be filed with the District (see Attachment 1). 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.
Refer to the APCD web page at
http://www.slocleanair.org/business/asbestos.asp for more information or
contact Tim Fuhs of the Enforcement Division at 781-5912.
BP BS/PS 3.b.2
Mitigation Measure 3.b.3: Developmental burning of vegetative material is
prohibited. Under certain circumstances where no technically feasible
alternatives are available, limited developmental burning under restrictions
may be allowed. This requires prior application, payment of fee based on
the size of the project, APCD approval, and issuance of a burn permit by the
APCD and the local fire department authority. The applicant is required to
furnish the APCD with the study of technical feasibility (which includes costs
and other constraints) at the time of application. For any questions
regarding these requirements, contact Karen Brooks of the Enforcement
Division at 781-5912.
BP BS/PS 3.b.3
Mitigation Measure 3.b.4: Under APCD Rule 504, only APCD approved
wood burning devices can be installed in new dwelling units. These devices
include:
All EPA-Certified Phase II wood burning devices;
Catalytic wood burning devices which emit less than or equal to 4.1
grams per hour of particulate matter which are not EPA-Certified
but have been verified by a nationally-recognized testing lab;
Non-catalytic wood burning devices which emit less than or equal
to 7.5 grams per hour of particulate matter which are not EPA-
Certified but have been verified by a nationally-recognized testing
lab;
Pellet-fueled woodheaters; and
Dedicated gas-fired fireplaces.
Questions about approved wood burning devices, should be refered to Tim
Fuhs in the Enforcement Division at 781-5912.
BP BS/PS 3.b.4
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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 4.e.1: The developer shall contract with a certified
arborist during all phases of project implementation. The certified arborists
shall be responsible for monitoring the project during all phases of
construction through project completion, as follows:
(a) A written agreement between the arborist and the developer outlining
an arborist monitoring schedule for each construction phase through
final inspection shall be submitted to and approved by planning staff
prior to the issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed at the line of encroachment
into the tree’s root zone area.
(c) As specified by the arborist report and City staff:
Prune all trees in active development areas to be saved for
structural strength and crown cleaning by a licensed and certified
arborist;
Remove all debris and spoils from the lot cleaning and tree pruning.
In locations where paving is to occur within the tree canopy, grub
only and do not grade nor compact. Install porous pavers over a
three-inch bed of ¾ inch granite covered with one-inch pea gravel
for screeding. If curbs are required, use pegged curbs to secure the
porous pavers. Pegged curbs are reinforced six to eight curbs
poured at grade with a one-foot by one-foot pothole every four to six
linear feet.
All trenching or grading within the protected root zone area, outside
of the tree protection fence shall require hand trenching or preserve
and protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected area.
Any roots that are 4 inches in diameter or larger are not to be cut
until inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status
report shall be prepared by the project arborist certifying that the tree
protection plan was implemented, the trees designated for protection
were protected during construction, and the construction-related tree
protection measures are no longer required for tree protection.
BP BS/PS 4.e.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
9-Lot Planned Development 7
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101
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 4.e.2:
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 twenty feet of construction 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.
7. Utilities such as water, gas, power, cable, storm drainage, and
sewer should be redirected from under the canopy of any trees that
are to remain.
8. Where a building is placed within the canopy of a tree the
foundation should be redesigned so that it bridges across any root
systems.
9. Any foundation or other structure that encroaches within the drip
line of trees to be saved shall be dug by hand.
10. At no time shall tree roots be ripped with construction equipment.
BP BS/PS 4.e.2
Mitigation 5.d.1: Should any human remains be discovered on the property,
all work on the project should stop and the County Coroner contacted. If the
human remains are identified as being Native American, the California
Native American Heritage Commission (NAHC) should be contacted at
(916) 653-4082.
Ongoing PS 5.d.1
Mitigation Measure 6.b.1: 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 between the months of October 15 through April 15. All
hydroseed mix shall be native species. 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.1
Mitigation Measure 8.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 8.e.f.1
Mitigation Measure 11.d.1: All construction activities shall comply with the
City of Atascadero Noise Ordinance for hours of operation.
BP BS/PS 11.d.1
ATTACHMENT 10: Draft Resolution PC 2014-0029
Amendment of Master Plan of Development (CUP) 2 unit PD-7
DRAFT PC RESOLUTION 2014-0029
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO AMENDING
CONDITIONAL USE PERMIT 2007-0219 (MASTER PLAN OF
DEVELOPEMNT FOR 2-UNIT PD-7)
ON APN 030-283-005, Lot 1
(People’s Self Help Housing Corporation)
WHEREAS, an application has been received from People’s Self Help Housing
Corporation, 3533 Empleo Street, San Luis Obispo, CA 93405, (Applicant / Owner) to amend a
project consisting of an approved Master Plan of Development and Reconsider a Tentative Tract
Map on a 0.38-acre site located at 6905 Navajoa Avenue ,(APN 030-283-005, Lot 1); and,
WHEREAS, the site’s current zoning district is RMF-20 (Residential Multi-Family – 20)
with a Planned Development #7 Overlay (PD-7); and,
WHEREAS, the PD-7 requires the adoption of a Master Plan of Development, approved
in the form of a Conditional Use Permit; and,
WHEREAS, the City Council approved the original Master Plan of Development (CUP
2007-0208) for this portion of the project on February 26, 2008; and,
WHEREAS, the Planned Development Overlay-7 requires a minimum of 4 units, and by
combining the 2-unit and 9-unit projects as a Master Planned site per the General Plan
requirements, the application on Lot 1 meets this criteria; and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 2007-0027 prepared for the original
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, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 18, 2014 studied and considered the Conditional Use Permit
2007-0208 (Master Plan of Development for 2-unit PD-7), after studying and considering the
Certified Mitigated Negative Declaration prepared for the project, and
NOW, THEREFORE, the Planning Commission of the City of Atascadero makes the
following recommendations:
SECTION 1. Findings for Approval of Conditional Use Permit. The Planning
Commission recommends that the City Council 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 provisions of the PD-7 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The 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.
6. The Master Plan 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; and
7. Benefits derived from the Master Plan of Development and PD-7 Overlay Zone
cannot be reasonably achieved through existing development standards or processing
requirements; and,
8. The proposed project will not result in substantial detrimental effects on the
enjoyment and use of adjoining properties; and,
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 18, 2014 resolved to recommend to the City Council to
approve amendments to Conditional Use Permit 2007-0219 (Master Plan of Development for 2-
unit PD-7) subject to the following:
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
EXHIBIT B: Master Plan of Development
EXHIBIT C: Floor Plan A/B/C
EXHIBIT D: Floor Plan A/B/C Elevations w/options
EXHIBIT E: Floor Plan D
EXHIBIT F: Floor Plan D Elevations
EXHIBIT G: Color Boards and Site Plan Color Key
EXHIBIT H: Preliminary Landscape Plan
EXHIBIT I: Tree Protection Plan
EXHIBIT J: Grading, Drainage and Utility Plans
EXHIBIT K: Improvement Plans
EXHIBIT L: Private Park Site Plan, Sketch, and Fencing Design
On motion by, ______and seconded by _____the foregoing resolution is hereby adopted in its
entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ()
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Commissioner Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
CUP 2007-0219
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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 use permit shall become final and effective for the
purposes of issuing building permits thirty (30) days following the City
Council approval of ZCH 2007-140, ZCH 2007-0145 and ZCH 2007-0146
upon second reading, unless prior to that time, an appeal to the decision is
filed as set forth in Section 9-1.111(b) of the Zoning Ordinance.
FM PS
2. Approval of this Tentative Parcel Map and Conditional Use Permit shall be
valid for two years after its effective date (Insert City Council 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 granting of this entitlement shall apply to the property located at (APN
030-283-005) regardless of owner.
On going PS
5. 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
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 Parcel Map shall be subject to additional fees for park or recreation
purposes (QUIMBY Act) as required by City Ordinance.
FM
PS
8. 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
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
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.
9. All tract maintenance costs listed below shall be 100% funded by the
project / property in perpetuity.
All streets that are currently not maintained by the City of
Atascadero, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
All parks, trails, recreational facilities and like facilities.
All open space and native tree preservation areas.
All drainage facilities and detention basins.
All creeks, flood plains, floodways, wetlands, and riparian habitat
areas.
All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards, and other
similar facilities.
All frontage landscaping and sidewalks along arterial streets
BP PS
10. The private open space feature at the corner of Atascadero Avenue and
San Andres shall be maintained by the property owner. All landscape shall
be maintained in good condition and the site shall be kept free of litter and
graffiti.
Ongoing PS
11. The developments approved with CUP 2007-0208 and CUP 2007-0219
shall be developed together as one Master Plan of Development at as
required by the General Plan.
BP / GP PS / PW
12. Prior to final map, the applicant shall submit CC&Rs for review and
approval by the Community Development Department. The CC&R’s shall
record with the Final Map and shall include the following provisions
within the CC&Rs:
Provisions for maintenance of all common areas including access,
parking, street trees, fencing and landscaping in perpetuity, if
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
applicable.
Fencing design and locations
A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units.
Residents shall keep all trash receptacles within the unit’s
designated trash storage area.
Garages shall be maintained and used for vehicle parking.
No boats, RV’s or other type of recreation vehicle may occupy a
guest or resident parking space. , including within an individual
garage.
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.
13. Affordable Housing Requirement: As a General Plan required Master
Planned site (Master Plan of Development Overlay #12), the Affordable
Housing requirement shall apply to the 11 units approved for the subject
sites with ZCH 2007-0145 and ZCH 2007-0146.
The applicant shall deed restrict a minimum of 1 residential unit for 30 years,
at the moderate income rate.
Exception to Affordable Housing Deed Restriction Requirement: The
City will not record 30 year recorded deed restrictions if the developer
can demonstrate that the project meets the following criteria:
The project shall be developed as an entirely affordable
project, consisting of a mix of very low, low, or moderate
income units;
The housing units must be constructed with at least 50%
of the work performed by volunteers and/or households
purchasing the housing;
The applicant must demonstrate that the home purchase
financing provided will be affordable to the purchasing
household for at least 30 years.
GP/BP
PS, CA
14. Workforce Housing: Prior to recordation of final map, the applicant shall
enter into a legal agreement with the City to reserve ½ of the units for sale to
residents or workers within the City of Atascadero, including the affordable
units. The agreement shall include the following provisions:
The units shall be offered for sale to residents or workers within the
City of Atascadero for a minimum of 60-days. During this time
BP
PS, CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
period offers may only be accepted from Atascadero residents or
workers;
The applicant shall provide reasonable proof to the City that at least
one of the qualified buyers is a resident or worker within the City
Limits of Atascadero;
The Atascadero resident or worker restriction shall apply to the initial
sale only;
The applicant shall identify which units will be reserved; and
The City Attorney shall approve the final form of the agreement.
15. Approval of this permit shall include the removal of 8 Native Black Walnuts,
totaling 310 inches dbh. The applicant shall be required to pay mitigation
fees or provide replantings on-site per the requirements of the Atascadero
Native Tree Ordinance. Any additional removals shall be subject to Planning
Commission approval.
BP PS, BS
16. The applicant shall work with staff to enhance the side elevation on Lot 8
facing Navajoa Avenue. The elevation shall include larger windows and
added architectural detailing, consistent with the front elevation. Additional
landscaping, including trees and tall shrubs shall be added to the side
setback on this lot. Fencing may not be located in the side setback next to
Navajoa Ave.
BP PS
17. The columns on the wrap around porch on floor plan D (shown in Exhibits E
and F) shall be a minimum size of 6” by 6” square. Railings shall be added
to the wrap around porch.
BP PS
18. All exterior elevations, finish materials and colors shall be consistent with the
Master Plan of Development as shown in EXHIBIT D and F with the
following modifications:
All exterior material finishes (siding, trim, doors, windows, light fixtures,
garage doors) shall be durable, high quality, and consistent with the
architectural appearance.
Stucco siding shall be smooth troweled or light sand finish.
Roofs shall be architectural grade dimensional shingles.
BP PS
19. Building colors shall be consistent with Exhibit G with the following
modification:
The color “clay urn” identified in color scheme #1 shall be replaced with a
more muted color, consistent with the surrounding residences and color
schemes 2 through 5.
Final selection of colors and materials shall be subject to staff approval.
GP/BP
PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
20. Garage doors shall be high quality, wood or carriage style doors
architectural grade quality.
BP PS
21. All site development shall comply with the standards of the Planned
Development 7 Overlay District.
BP PS, BS
22. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in EXHIBIT B.
BP/FM PS, BS, CE
23. All project fencing shall be installed consistent throughout the project, and
located as shown in the approved Landscape Plan, subject to the following
modifications:
Fencing material and treatment shall comply with the PD-7 standards.
Final fence location shall be subject to staff approval.
Fencing within the front and corner lot setbacks shall be under 3 feet
tall.
Fencing within Lot 1 and Lot 2 of CUP 2007-0219 shall consists of
wood picket / vinyl picket fencing
GP/BP
PS
24. A final landscape and irrigation plan shall be approved prior to the issuance
of building permits and included as part of site improvement plan consistent
with EXHIBIT J, and as follows:
All exterior meters, air conditioning units and mechanical equipment
shall be screened with landscape material.
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
Final tree list shall be submitted with building permits, subject to staff
approval.
Street and open space trees shall be minimum 15-gallon size and
double staked.
Front yard areas shall be landscaped with drought tolerant species or
utilize xeriscape landscaping, subject to staff approval.
Street Tree Plantings within the “parkway” strip must consist of
California Sycamore Trees, minimum 15-gallon plantings. These
plantings may be used to reduce tree removal mitigation
payments.
A minimum of four (4) native tree plantings must occur within the
Front / Side Yard landscaping of Lot 1 and Lot 2of CUP 2007-0219.
These plantings may be used to reduce tree removal mitigation
payments.
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
25. The wall/fence around the private park on Lot 1 shall be allowed to be built
at a maximum height of 5 feet at the tallest point.
BP PS
26. The commemorative tile on the ‘commemorative wall” around he private
park on Lot 1 shall be subject to staff approval
BP PS
2014 Master Plan of Amendment Conditions
27. Deed notification to be recorded at the time of Final Map Recordation
notifying owners of Lot 1 and Lot 2 (CUP 2007-0219) that front yard
landscaping and mitigation plantings, and front yard fencing must be
maintained at all times.
FM PS
28. Deed notification to be recorded at the time of Final Map Recordation
notifying all property owners within the project (CUP 2007-0219 / CUP
2007-0208) that maintenance responsibilities include all landscaping
within planting/parkway strips, front yard landscaping including any
trees, curbs, gutters, driveways and sidewalks fronting a property are
maintenance responsibilities of the homeowners, not the City of
Atascadero, consistent with Atascadero Municipal Code section 4-
6.04.
FM PS
City Engineer Project Conditions
29. The applicant shall install curb, gutter and sidewalk along all property
frontages. All road frontages will be widened be City Standard.
GP, BP CE
30. This project is required to retain the difference between the undeveloped 2
year storm runoff and the developed 50 year storm runoff to mitigate the
increase runoff into the storm drain system. The project will use individual
drainage basin on each lot to handle the increased flow. The basin will be
underground “infiltrator” basins. Deep pit basins are not allowed. When the
basin becomes full, they will overflow into the new curb and gutter through
small drain pipe under the side walk.
GP, BP CE
31. The project engineer shall investigate the feasibility of installing 4 way stop
control on Navajoa at San Andres Ave and Atascadero Ave. The engineer
shall present a schematic layout of a 4 way stop and produce a warrant
analysis in accordance with the Manual on Uniform Traffic Control Devices.
The City Engineer shall decide if the 4 way stops shall be installed based on
the information submitted. Improvement cost required by the warrant
analysis shall be the responsibility of the City of Atascadero.
GP, BP CE
City Engineer Standard Conditions
32. In the event that the applicant bonds for the public improvements required
as a condition of this map, the applicant shall enter into a Subdivision
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Improvement Agreement with the City Council.
33. 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.
GP, BP CE
34. The Subdivision Improvement Agreement shall record concurrently with
the Final Map.
FM CE
35. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous
to the property frontage.
GP, BP CE
36. The applicant shall acquire title interest in any off-site land that may be
required to allow for the construction of the improvements. The applicant
shall bear all costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
GP, BP CE
37. Slope easements shall be obtained by the applicant as needed to
accommodate cut or fill slopes.
GP, BP CE
38. Drainage easements shall be obtained by the applicant as needed to
accommodate both public and private drainage facilities.
GP, BP CE
39. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the parcel map.
FM CE
40. The final map shall be signed by the City Engineer prior to the map being
placed on the agenda for City Council acceptance.
FM CE
41. Prior to recording the parcel map, the applicant shall pay all outstanding
plan check/inspection fees.
FM CE
42. Prior to recording the map, the applicant shall bond for or complete all
improvements required by these conditions of approval.
FM CE
43. Prior to recording the parcel map, the applicant shall submit a copy of a
valid tax bond.
FM CE
44. Prior to recording the parcel map, the applicant shall bond for or 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 CE
45. Prior to recording the parcel map, the applicant shall submit a map drawn
in substantial conformance with the approved tentative map and in
FM CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
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.
46. 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 CE
47. 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 CE
48. Prior to the issuance of building permits the applicant shall submit plans
and supporting calculations/reports including street improvements,
underground utilities, composite utilities, and grading/drainage plans
prepared by a registered civil engineer for review and approval by the
City Engineer.
GP, BP CE
49. Prior to the issuance of building permits the applicant shall submit
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10-year flow with gravity flow,
the 25-year flow with head, and provide safe conveyance for the 100-year
overflow.
GP, BP CE
50. Prior to the issuance of building permits the applicant shall provide for the
detention and metering out of developed storm runoff so that it is equal to
or less than undeveloped storm runoff.
GP, BP CE
51. Drainage basins shall be designed to desilt, detain and meter storm flows
as well as release them to natural runoff locations.
GP, BP CE
52. All storm drain facilities servicing individual lots and units shall be
maintained by the property owner. A mechanism for funding and
maintenance of the storm drain facilities shall be provided for any
common area, or common storm drainage facility.
GP, BP CE
53. Prior to the issuance of building permits the applicant shall show the
method of dispersal at all pipe outlets. Include specifications for size &
type.
GP, BP CE
54. Prior to the issuance of building permits the applicant shall show method
of conduct to approved off-site drainage facilities.
GP, BP CE
55. All public improvements shall be constructed in conformance with the City
of Atascadero Engineering Department Standard Specifications and
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Drawings or as directed by the City Engineer
56. Off-site streets shall be improved consistent with the tentative parcel
map.
GP, BP CE
57. Project shall include construction of curb, gutter and sidewalk along entire
frontage.
GP, BP CE
58. Alignment of frontage improvements shall be approved by the City
Engineer.
GP, BP CE
59. All utilities shall be undergrounded on project frontage where feasible.
Existing poles may be preserved or moved on-site to avoid
additional installation of guide poles off-site. Applicant shall work
with City Staff to minimize the amount of poles required on-site.
GP, BP CE
60. Applicant shall pay sewer extension (Annexation), Connection and
Reimbursement fees (if applicable) upon issuance of building permit.
BP CE
61. Drainage piping serving fixtures which have flood level rims located below
the elevation of the next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected from backflow of
sewage by installing an approved type backwater valve. Fixtures above
such elevation shall not discharge through the backwater valve.
BP CE
Mitigation Measures
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 sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
Fuel all off-road and portable diesel powered equipment, including but
not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non-taxed version suitable for use off-road).
Maximize to the extent feasible, the use of diesel construction
equipment meeting the ARB’s 1996 or newer certification standard for
off-road heavy-duty diesel engines.
Section 6.4: Activity Management Techniques
Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
Schedule of construction truck trips during non-peak hours to reduce
peak hour emissions.
Limit the length of the construction workday period, if necessary.
BP BS/PS 3.b.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
Y. Reduce the amount of the disturbed area where possible.
Z. 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.
AA. All dirt stockpile areas should be sprayed daily as needed.
BB. Permanent dust control measures identified in the approved project re -
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
CC. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast-germinating
native grass seed and watered until vegetation is established.
DD. All disturbed soil areas not subject to re-vegetation should be stabilized
using approved chemical soil binder, jute netting, or other methods
approved in advance by the APCD.
EE. All roadways, driveways, sidewalks, etc, to be paved should be complete
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
FF. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
GG. All trucks hauling dirt, sand, soil, or other loose materials are to be cove red
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.
HH. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site.
II. 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.
JJ. The contractor or builder shall designate a person or persons to monitor the
dust control program and to order increased watering, as necessary, to
prevent transport of dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use clearance for map
recordation and land use clearance for finish grading of any structure.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all
applicable APCD regulations pertaining to Naturally Occurring Asbestos. Prior
to any grading activities at the site, the project proponent shall ensure that a
geologic evaluation is conducted to determine if NOA is present within the area
that will be disturbed. If NOA is not present, an exemption request must be filed
with the District (see Attachment 1). 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. Refer to the APCD web
BP BS/PS 3.b.2
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
page at http://www.slocleanair.org/business/asbestos.asp for more information
or contact Tim Fuhs of the Enforcement Division at 781-5912.
Mitigation Measure 3.b.3: Developmental burning of vegetative material is
prohibited. Under certain circumstances where no technically feasible
alternatives are available, limited developmental burning under restrictions may
be allowed. This requires prior application, payment of fee based on the size of
the project, APCD approval, and issuance of a burn permit by the APCD and
the local fire department authority. The applicant is required to furnish the
APCD with the study of technical feasibility (which includes costs and other
constraints) at the time of application. For any questions regarding these
requirements, contact Karen Brooks of the Enforcement Division at 781-5912.
BP BS/PS 3.b.3
Mitigation Measure 3.b.4: Under APCD Rule 504, only APCD approved wood
burning devices can be installed in new dwelling units. These devices include:
All EPA-Certified Phase II wood burning devices;
Catalytic wood burning devices which emit less than or equal to 4.1
grams per hour of particulate matter which are not EPA-Certified but
have been verified by a nationally-recognized testing lab;
Non-catalytic wood burning devices which emit less than or equal to
7.5 grams per hour of particulate matter which are not EPA-Certified
but have been verified by a nationally-recognized testing lab;
Pellet-fueled woodheaters; and
Dedicated gas-fired fireplaces.
Questions about approved wood burning devices, should be refered to Tim
Fuhs in the Enforcement Division at 781-5912.
BP BS/PS 3.b.4
Mitigation Measure 4.e.1: The developer shall contract with a certified arborist
during all phases of project implementation. The certified arborists shall be
responsible for monitoring the project during all phases of construction through
project completion, as follows:
(a) A written agreement between the arborist and the developer outlining an
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fe ncing and
trunk protection shall be installed for inspection during the meeting. Tree
protection fencing shall be installed at the line of encroachment into the
tree’s root zone area.
(c) As specified by the arborist report and City staff:
Prune all trees in active development areas to be saved for structural
strength and crown cleaning by a licensed and certified arborist;
Remove all debris and spoils from the lot cleaning and tree pruning.
In locations where paving is to occur within the tree canopy, grub only
BP BS/PS 4.e.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
and do not grade nor compact. Install porous pavers over a three-inch
bed of ¾ inch granite covered with one-inch pea gravel for screeding. If
curbs are required, use pegged curbs to secure the porous pavers.
Pegged curbs are reinforced six to eight curbs poured at grade with a
one-foot by one-foot pothole every four to six linear feet.
All trenching or grading within the protected root zone area, outside of
the tree protection fence shall require hand trenching or preserve and
protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected area.
Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status report
shall be prepared by the project arborist certifying that the tree protection
plan was implemented, the trees designated for protection were protected
during construction, and the construction-related tree protection measures
are no longer required for tree protection.
Mitigation Measure 4.e.2:
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 twenty feet of construction 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. Fenci ng 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.
7. Utilities such as water, gas, power, cable, storm drainage, and sewer
should be redirected from under the canopy of any trees that are to
remain.
8. Where a building is placed within the canopy of a tree the foundation
should be redesigned so that it bridges across any root systems.
9. Any foundation or other structure that encroaches within the drip line of
trees to be saved shall be dug by hand.
10. At no time shall tree roots be ripped with construction equipment.
BP BS/PS 4.e.2
Mitigation 5.d.1: Should any human remains be discovered on the property, all
work on the project should stop and the County Coroner contacted. If the
human remains are identified as being Native American, the California Native
American Heritage Commission (NAHC) should be contacted at (916) 653-
4082.
Ongoing PS 5.d.1
Mitigation Measure 6.b.1: 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
between the months of October 15 through April 15. All hydroseed mix shall be
native species. All disturbed slopes shall have appropriate erosion control
BP BS/PS 6.b.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
methods in place. Duration of the project: The contractor will be responsible
for the clean-up of any mud or debris that is tracked onto public streets by
construction vehicles.
Mitigation Measure 8.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 8.e.f.1
Mitigation Measure 11.d.1: All construction activities shall comply with the City
of Atascadero Noise Ordinance for hours of operation.
BP BS/PS 11.d.1
EXHIBIT B: Master Plan of Development/Site Plan
See Next Page for Amended Site Plan
EXHIBIT B: Master Plan of Development/Site Plan
2014 Amended Master Plan
EXHIBIT C: Floor Plan A/B/C
EXHIBIT D: Floor Plan A/B/C Elevations and Options
EXHIBIT D: Floor Plan A/B/C Elevations and Options
EXHIBIT E: Floor Plan D
EXHIBIT F: Floor Plan D Elevations
EXHIBIT F: Floor Plan D Elevations
EXHIBIT G: Color Boards and Site Plan Color Key
See Next Page for Amended Site Plan Key
EXHIBIT G: Color Boards and Site Plan Color Key
Color Scheme #1 A “Clay Urn” to be substituted for a more muted color per
conditions of approval. Requires City Staff approval.
A-3 TBD
EXHIBIT G: Color Boards and Site Plan Color Key
EXHIBIT G: Color Boards and Site Plan Color Key
EXHIBIT H: Preliminary Landscape Plan
See Following Page for Revised Plan
EXHIBIT H: Preliminary Landscape Plan
2014 Amended Landscape Plan
EXHIBIT I: Tree Protection Plan
Tree Protection to
remain for revised
lots
EXHIBIT J: Grading, Drainage and Utility Plans
See Following Page for Revised Grading /
Drainage Plan
EXHIBIT J: Grading, Drainage and Utility Plans
EXHIBIT J: Grading, Drainage and Utility Plans
See Following Page for Revised Utility
Plan
EXHIBIT J: Grading, Drainage and Utility Plans
EXHIBIT K: Improvement Plans
See Following Page for Site Improvement
Plan
EXHIBIT K: Improvement Plans
EXHIBIT L: Private Park Site Plan, Sketch, and Fencing Design
Amended –No Longer Required
EXHIBIT L: Private Park Site Plan, Sketch, and Fencing Design
Amended –No Longer Required
ATTACHMENT 13: Draft Resolution PC 2014-0030
Reconsideration of TPM 2007-0091
DRAFT PC RESOLUTION 2014-0030
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, APPROVING A REQUEST TO
RECONSIDER VESTING TENTATIVE PARCEL MAP 2007-0091, AN
APPROVAL OF A TWO-LOT SUBDIVISION CONSISTENT WITH A
MASTER PLAN OF DEVELOPMENT ON APN 030-283-005, Lot 1
(People’s Self Help Housing Corporation)
WHEREAS, an application has been received from People’s Self Help Housing
Corporation, 3533 Empleo Street, San Luis Obispo, CA 93405, (Applicant / Owner) to amend a
project consisting of an approved Master Plan of Development and Reconsider a Tentative Tract
Map on a 0.38-acre site located at 6905 Navajoa Avenue ,(APN 030-283-005, Lot 1); and,
WHEREAS, the site’s current zoning district is RMF-20 (Residential Multi-Family – 20)
with a Planned Development #7 Overlay (PD-7); and,
WHEREAS, the PD-7 requires the adoption of a Master Plan of Development, approved
in the form of a Conditional Use Permit; and,
WHEREAS, the City Council approved the original Master Plan of Development (CUP
2007-0208) for this portion of the project on February 26, 2008; and,
WHEREAS, the Planned Development Overlay-7 requires a minimum of 4 units, and by
combining the 2-unit and 9-unit projects as a Master Planned site per the General Plan
requirements, the application on Lot 1 meets this criteria; and,
WHEREAS, the applicant is requesting reconsideration of Vesting Tentative Parcel Map
2007-0091 to reduce the number of approved lots within the proposed subdivision from three (3)
lots to two (2) lots; and,
WHEREAS, the Planned Development Overlay-7 requires that all tentative maps are
consistent with approved site plans; and,
WHEREAS, the Planning Commission has recommended that the site’s Master Plan of
Development (CUP 2007-0219) be amended to reduce the number of lots from three (3) to two
(2), and for consistency purposes, the conditions of the Vesting Tentative Parcel Map shall also
be amended; and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 2007-0027 prepared for the original
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, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 18, 2014 studied and considered the proposed reconsideration
of Tentative Parcel Map 2007-0091 , after studying and considering the Certified 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 of Approval for Tentative Parcel Map, the Planning
Commission of the City of Atascadero recommends that the City Council find as follows:
1. The proposed subdivision, design and improvements as conditioned, is consistent
with the General Plan and applicable zoning requirements, including provisions of the
PD-7 overlay district.
2. The proposed subdivision, as conditioned, is consistent with the proposed Planned
Development Overlay District-7 Master Plan of Development (CUP 2007-0219).
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause substantial
environmental damage or substantially and unavoidably injure fish and wildlife or
their habitat.
6. The 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.
7. Covenants, Conditions and Restrictions (CC&R’s) or equivalent shall be required that
incorporate the Master Plan of Development conditions of approval to ensure that the
site retains the proposed qualities (architecture, colors, materials, plan amenities,
fencing, and landscaping) over time.
8. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 18, 2014, resolved to recommend to the City Council
approval of a reconsideration of Tentative Parcel Map (TPM 2007-0091) to reduce the number of
proposed lots from three (3) to two (2) subject to the following:
1. Exhibit A: Tentative Parcel Map 2007-0091
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program.
On motion by Commissioner _______________________ and seconded by Commissioner
________________________, the foregoing Resolution is hereby adopted in its entirety on the
following roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO
By: _______________________________
Dennis Schmidt
Chairperson
ATTEST:
______________________________
Warren Frace
Planning Commission Secretary
Exhibit A: 3 Lot Tentative Parcel Map
Amended –See following Page
Exhibit A: 3 Lot Tentative Parcel Map (2014 Amendment)
Exhibit B: Conditions of Approval / Mitigation Monitoring Program
Tentative Parcel Map 2007-0091
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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 use permit shall become final and effective for the
purposes of issuing building permits thirty (30) days following the City
Council approval of ZCH 2007-140, ZCH 2007-0145 and ZCH 2007-0146
upon second reading, unless prior to that time, an appeal to the decision
is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance.
FM PS
2. Approval of this Tentative Parcel Map and Conditional Use Permit shall
be valid for two years after its effective date (Insert City Council 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 granting of this entitlement shall apply to the property located at (APN
030-283-005) regardless of owner.
On going PS
5. 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
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 Parcel Map shall be subject to additional fees for park or recreation
purposes (QUIMBY Act) as required by City Ordinance.
FM
PS
8. 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
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
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.
9. All tract maintenance costs listed below shall be 100% funded by the
project / property in perpetuity.
All streets that are currently not maintained by the City of
Atascadero, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer mains
within the project.
All parks, trails, recreational facilities and like facilities.
All open space and native tree preservation areas.
All drainage facilities and detention basins.
All creeks, flood plains, floodways, wetlands, and riparian habitat
areas.
All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards, and other similar
facilities.
All frontage landscaping and sidewalks along arterial streets
BP PS
10. The private open space feature at the corner of Atascadero Avenue and
San Andres shall be maintained by the property owner. All landscape
shall be maintained in good condition and the site shall be kept free of
litter and graffiti.
Ongoing PS
11. The developments approved with CUP 2007-0208 and CUP 2007-0219
shall be developed together as one Master Plan of Development at as
required by the General Plan.
BP / GP PS / PW
12. Prior to final map, the applicant shall submit CC&Rs for review and
approval by the Community Development Department. The CC&R’s shall
record with the Final Map and shall include the following provisions
within the CC&Rs:
Provisions for maintenance of all common areas including access,
parking, street trees, fencing and landscaping in perpetuity, if applicable.
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Fencing design and locations
A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units.
Residents shall keep all trash receptacles within the unit’s designated
trash storage area.
Garages shall be maintained and used for vehicle parking.
No boats, RV’s or other type of recreation vehicle may occupy a guest or
resident parking space. , including within an individual garage.
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.
13. Affordable Housing Requirement: As a General Plan required Master
Planned site (Master Plan of Development Overlay #12), the Affordable
Housing requirement shall apply to the 11 units approved for the subject
sites with ZCH 2007-0145 and ZCH 2007-0146.
The applicant shall deed restrict a minimum of 1 residential unit for 30 years, at
the moderate income rate.
Exception to Affordable Housing Deed Restriction Requirement: The City
will not record 30 year recorded deed restrictions if the developer
can demonstrate that the project meets the following criteria:
The project shall be developed as an entirely affordable project,
consisting of a mix of very low, low, or moderate income units;
The housing units must be constructed with at least 50% of the
work performed by volunteers and/or households purchasing the
housing;
The applicant must demonstrate that the home purchase financing
provided will be affordable to the purchasing household for at least
30 years.
GP/BP
PS, CA
14. Workforce Housing: Prior to recordation of final map, the applicant shall
enter into a legal agreement with the City to reserve ½ of the units for
sale to residents or workers within the City of Atascadero, including the
affordable units. The agreement shall include the following provisions:
The units shall be offered for sale to residents or workers within the
City of Atascadero for a minimum of 60-days. During this time period
offers may only be accepted from Atascadero residents or workers;
The applicant shall provide reasonable proof to the City that at least
one of the qualified buyers is a resident or worker within the City Limits
of Atascadero;
BP
PS, CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
The Atascadero resident or worker restriction shall apply to the initial
sale only;
The applicant shall identify which units will be reserved; and
The City Attorney shall approve the final form of the agreement.
15. Approval of this permit shall include the removal of 8 Native Black Walnuts,
totaling 310 inches dbh. The applicant shall be required to pay mitigation
fees or provide replantings on-site per the requirements of the
Atascadero Native Tree Ordinance. Any additional removals shall be
subject to Planning Commission approval.
BP PS, BS
16. The applicant shall work with staff to enhance the side elevation on Lot 8
facing Navajoa Avenue. The elevation shall include larger windows and
added architectural detailing, consistent with the front elevation.
Additional landscaping, including trees and tall shrubs shall be added to
the side setback on this lot. Fencing may not be located in the side
setback next to Navajoa Ave.
BP PS
17. The columns on the wrap around porch on floor plan D (shown in Exhibits E
and F) shall be a minimum size of 6” by 6” square. Railings shall be
added to the wrap around porch.
BP PS
18. All exterior elevations, finish materials and colors shall be consistent with
the Master Plan of Development as shown in EXHIBIT D and F with the
following modifications:
All exterior material finishes (siding, trim, doors, windows, light fixtures,
garage doors) shall be durable, high quality, and consistent with the
architectural appearance.
Stucco siding shall be smooth troweled or light sand finish.
Roofs shall be architectural grade dimensional shingles.
BP PS
19. Building colors shall be consistent with Exhibit G with the following
modification:
The color “clay urn” identified in color scheme #1 shall be replaced with a
more muted color, consistent with the surrounding residences and color
schemes 2 through 5.
Final selection of colors and materials shall be subject to staff approval.
GP/BP
PS
20. Garage doors shall be high quality, wood or carriage style doors
architectural grade quality.
BP PS
21. All site development shall comply with the standards of the Planned
Development 7 Overlay District.
BP PS, BS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
22. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in EXHIBIT B.
BP/FM PS, BS,
CE
23. All project fencing shall be installed consistent throughout the project, and
located as shown in the approved Landscape Plan, subject to the
following modifications:
Fencing material and treatment shall comply with the PD-7 standards.
Final fence location shall be subject to staff approval.
Fencing within the front and corner lot setbacks shall be under 3 feet tall.
Fencing within Lot 1 and Lot 2 of CUP 2007-0219 shall consists of
wood picket / vinyl picket fencing
GP/BP
PS
24. A final landscape and irrigation plan shall be approved prior to the
issuance of building permits and included as part of site improvement
plan consistent with EXHIBIT J, and as follows:
All exterior meters, air conditioning units and mechanical equipment shall
be screened with landscape material.
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
Final tree list shall be submitted with building permits, subject to staff
approval.
Street and open space trees shall be minimum 15-gallon size and double
staked.
Front yard areas shall be landscaped with drought tolerant species or
utilize xeriscape landscaping, subject to staff approval.
Street Tree Plantings within the “parkway” strip must consist of
California Sycamore Trees, minimum 15-gallon plantings. These
plantings may be used to reduce tree removal mitigation payments.
A minimum of four (4) native tree plantings must occur within the
Front / Side Yard landscaping of Lot 1 and Lot 2of CUP 2007-0219.
These plantings may be used to reduce tree removal mitigation
payments.
BP PS
25. The wall/fence around the private park on Lot 1 shall be allowed to be built
at a maximum height of 5 feet at the tallest point.
BP PS
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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 commemorative tile on the ‘commemorative wall” around he private
park on Lot 1 shall be subject to staff approval
BP PS
2014 Master Plan of Amendment Conditions
27. Deed notification to be recorded at the time of Final Map Recordation
notifying owners of Lot 1 and Lot 2 (CUP 2007-0219) that front yard
landscaping and mitigation plantings, and front yard fencing must
be maintained at all times.
FM PS
28. Deed notification to be recorded at the time of Final Map Recordation
notifying all property owners within the project (CUP 2007-0219 /
CUP 2007-0208) that maintenance responsibilities include all
landscaping within planting/parkway strips, front yard landscaping
including any trees, curbs, gutters, driveways and sidewalks
fronting a property are maintenance responsibilities of the
homeowners, not the City of Atascadero, consistent with
Atascadero Municipal Code section 4-6.04.
FM PS
City Engineer Project Conditions
29. The applicant shall install curb, gutter and sidewalk along all property
frontages. All road frontages will be widened be City Standard.
GP, BP CE
30. This project is required to retain the difference between the undeveloped 2
year storm runoff and the developed 50 year storm runoff to mitigate the
increase runoff into the storm drain system. The project will use individual
drainage basin on each lot to handle the increased flow. The basin will be
underground “infiltrator” basins. Deep pit basins are not allowed. When
the basin becomes full, they will overflow into the new curb and gutter
through small drain pipe under the side walk.
GP, BP CE
31. The project engineer shall investigate the feasibility of installing 4 way stop
control on Navajoa at San Andres Ave and Atascadero Ave. The
engineer shall present a schematic layout of a 4 way stop and produce a
warrant analysis in accordance with the Manual on Uniform Traffic
Control Devices. The City Engineer shall decide if the 4 way stops shall
be installed based on the information submitted. Improvement cost
required by the warrant analysis shall be the responsibility of the City of
Atascadero.
GP, BP CE
City Engineer Standard Conditions
32. In the event that the applicant bonds for the public improvements required
as a condition of this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
33. 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.
GP, BP CE
34. The Subdivision Improvement Agreement shall record concurrently with
the Final Map.
FM CE
35. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous
to the property frontage.
GP, BP CE
36. The applicant shall acquire title interest in any off-site land that may be
required to allow for the construction of the improvements. The applicant
shall bear all costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
GP, BP CE
37. Slope easements shall be obtained by the applicant as needed to
accommodate cut or fill slopes.
GP, BP CE
38. Drainage easements shall be obtained by the applicant as needed to
accommodate both public and private drainage facilities.
GP, BP CE
39. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the parcel map.
FM CE
40. The final map shall be signed by the City Engineer prior to the map being
placed on the agenda for City Council acceptance.
FM CE
41. Prior to recording the parcel map, the applicant shall pay all outstanding
plan check/inspection fees.
FM CE
42. Prior to recording the map, the applicant shall bond for or complete all
improvements required by these conditions of approval.
FM CE
43. Prior to recording the parcel map, the applicant shall submit a copy of a
valid tax bond.
FM CE
44. Prior to recording the parcel map, the applicant shall bond for or 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 CE
45. 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
FM CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Subdivision Map Act and the City's Subdivision Ordinance.
46. 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 CE
47. 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 CE
48. Prior to the issuance of building permits the applicant shall submit plans
and supporting calculations/reports including street improvements,
underground utilities, composite utilities, and grading/drainage plans
prepared by a registered civil engineer for review and approval by the
City Engineer.
GP, BP CE
49. Prior to the issuance of building permits the applicant shall submit
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10-year flow with gravity flow,
the 25-year flow with head, and provide safe conveyance for the 100-year
overflow.
GP, BP CE
50. Prior to the issuance of building permits the applicant shall provide for the
detention and metering out of developed storm runoff so that it is equal to
or less than undeveloped storm runoff.
GP, BP CE
51. Drainage basins shall be designed to desilt, detain and meter storm flows
as well as release them to natural runoff locations.
GP, BP CE
52. All storm drain facilities servicing individual lots and units shall be
maintained by the property owner. A mechanism for funding and
maintenance of the storm drain facilities shall be provided for any
common area, or common storm drainage facility.
GP, BP CE
53. Prior to the issuance of building permits the applicant shall show the
method of dispersal at all pipe outlets. Include specifications for size &
type.
GP, BP CE
54. Prior to the issuance of building permits the applicant shall show method
of conduct to approved off-site drainage facilities.
GP, BP CE
55. All public improvements shall be constructed in conformance with the City
of Atascadero Engineering Department Standard Specifications and
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Drawings or as directed by the City Engineer
56. Off-site streets shall be improved consistent with the tentative parcel
map.
GP, BP CE
57. Project shall include construction of curb, gutter and sidewalk along entire
frontage.
GP, BP CE
58. Alignment of frontage improvements shall be approved by the City
Engineer.
GP, BP CE
59. All utilities shall be undergrounded on project frontage where feasible.
Existing poles may be preserved or moved on-site to avoid
additional installation of guide poles off-site. Applicant shall work
with City Staff to minimize the amount of poles required on-site.
GP, BP CE
60. Applicant shall pay sewer extension (Annexation), Connection and
Reimbursement fees (if applicable) upon issuance of building permit.
BP CE
61. Drainage piping serving fixtures which have flood level rims located below
the elevation of the next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected from backflow of
sewage by installing an approved type backwater valve. Fixtures above
such elevation shall not discharge through the backwater valve.
BP CE
Mitigation Measures
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 sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
Fuel all off-road and portable diesel powered equipment, including
but not limited to bulldozers, graders, cranes, loaders, scrapers,
backhoes, generator sets, compressors, auxiliary power units, with
ARB certified motor vehicle diesel fuel (Non-taxed version suitable for
use off-road).
Maximize to the extent feasible, the use of diesel construction
equipment meeting the ARB’s 1996 or newer certification standard for
off-road heavy-duty diesel engines.
Section 6.4: Activity Management Techniques
Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
Schedule of construction truck trips during non-peak hours to reduce
peak hour emissions.
BP BS/PS 3.b.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Limit the length of the construction workday period, if necessary.
Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
KK. Reduce the amount of the disturbed area where possible.
LL. 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.
MM. All dirt stockpile areas should be sprayed daily as needed.
NN. Permanent dust control measures identified in the approved project re -
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
OO. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast-
germinating native grass seed and watered until vegetation is established.
PP. All disturbed soil areas not subject to re-vegetation should be stabilized
using approved chemical soil binder, jute netting, or other methods
approved in advance by the APCD.
QQ. All roadways, driveways, sidewalks, etc, to be paved should be complete
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
RR. Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site.
SS. 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.
TT. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site.
UU. 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.
VV. The contractor or builder shall designate a person or persons to monitor
the dust control program and to order increased watering, as necessary,
to prevent transport of dust off site. The name and telephone number of
such persons shall be provided to the APCD prior to land use clearance
for map recordation and land use clearance for finish grading of any
structure.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all
applicable APCD regulations pertaining to Naturally Occurring Asbestos. Prior
to any grading activities at the site, the project proponent shall ensure that a
geologic evaluation is conducted to determine if NOA is present within the
area that will be disturbed. If NOA is not present, an exemption request must
be filed with the District (see Attachment 1). If NOA is found at the site the
applicant must comply with all requirements outlined in the Asbestos ATCM.
BP BS/PS 3.b.2
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
This may include development of an Asbestos Dust Mitigation Plan and an
Asbestos Health and Safety Program for approval by the APCD. Refer to the
APCD web page at http://www.slocleanair.org/business/asbestos.asp for more
information or contact Tim Fuhs of the Enforcement Division at 781-5912.
Mitigation Measure 3.b.3: Developmental burning of vegetative material is
prohibited. Under certain circumstances where no technically feasible
alternatives are available, limited developmental burning under restrictions
may be allowed. This requires prior application, payment of fee based on the
size of the project, APCD approval, and issuance of a burn permit by the
APCD and the local fire department authority. The applicant is required to
furnish the APCD with the study of technical feasibility (which includes costs
and other constraints) at the time of application. For any questions regarding
these requirements, contact Karen Brooks of the Enforcement Division at 781-
5912.
BP BS/PS 3.b.3
Mitigation Measure 3.b.4: Under APCD Rule 504, only APCD approved wood
burning devices can be installed in new dwelling units. These devices inclu de:
All EPA-Certified Phase II wood burning devices;
Catalytic wood burning devices which emit less than or equal to 4.1
grams per hour of particulate matter which are not EPA-Certified but
have been verified by a nationally-recognized testing lab;
Non-catalytic wood burning devices which emit less than or equal to
7.5 grams per hour of particulate matter which are not EPA-Certified
but have been verified by a nationally-recognized testing lab;
Pellet-fueled woodheaters; and
Dedicated gas-fired fireplaces.
Questions about approved wood burning devices, should be refered to Tim
Fuhs in the Enforcement Division at 781-5912.
BP BS/PS 3.b.4
Mitigation Measure 4.e.1: The developer shall contract with a certified arborist
during all phases of project implementation. The certified arborists shall be
responsible for monitoring the project during all phases of construction through
project completion, as follows:
(a) A written agreement between the arborist and the developer outlining an
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to
the issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed at the line of encroachment into
the tree’s root zone area.
(c) As specified by the arborist report and City staff:
BP BS/PS 4.e.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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
Prune all trees in active development areas to be saved for structural
strength and crown cleaning by a licensed and certified arborist;
Remove all debris and spoils from the lot cleaning and tree pruning.
In locations where paving is to occur within the tree canopy, grub only
and do not grade nor compact. Install porous pavers over a three-inch
bed of ¾ inch granite covered with one-inch pea gravel for screeding.
If curbs are required, use pegged curbs to secure the porous pavers.
Pegged curbs are reinforced six to eight curbs poured at grade with a
one-foot by one-foot pothole every four to six linear feet.
All trenching or grading within the protected root zone area, outside of
the tree protection fence shall require hand trenching or preserve and
protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected area.
Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final oc cupancy a final status report
shall be prepared by the project arborist certifying that the tree protection
plan was implemented, the trees designated for protection were protected
during construction, and the construction-related tree protection measures
are no longer required for tree protection.
Mitigation Measure 4.e.2:
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 twenty feet of construction 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.
7. Utilities such as water, gas, power, cable, storm drainage, and sewer
should be redirected from under the canopy of any trees tha t are to
remain.
8. Where a building is placed within the canopy of a tree the foundation
should be redesigned so that it bridges across any root systems.
9. Any foundation or other structure that encroaches within the drip line
of trees to be saved shall be dug by hand.
10. At no time shall tree roots be ripped with construction equipment.
BP BS/PS 4.e.2
Mitigation 5.d.1: Should any human remains be discovered on the property, all
work on the project should stop and the County Coroner contacted. If the
human remains are identified as being Native American, the California Native
American Heritage Commission (NAHC) should be contacted at (916) 653-
4082.
Ongoing PS 5.d.1
Conditions of Approval /
Mitigation Monitoring Program
Atascadero Avenue Triangle
2-Lot Planned Development 7
CUP 2007-0219/ZCH 2007-0146/TPM 2007-0091
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 6.b.1: 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 between the months of October 15 through April 15. All hydroseed
mix shall be native species. 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.1
Mitigation Measure 8.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 8.e.f.1
Mitigation Measure 11.d.1: All construction activities shall comply with the City
of Atascadero Noise Ordinance for hours of operation.
BP BS/PS 11.d.1