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HomeMy WebLinkAboutPC_2015-02-17_AgendaPacket WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website CITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, February 17, 2015 – 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 Jan Wolff Commissioner Vacant Commissioner Vacant 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. Sp eakers 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 A. ADMINISTRATION OF OATH OF OFFICE Marcia Torgerson, City Clerk, will administer the Oath of Office to newly appointed Commissioners. B. ELECTION OF CHAIRPERSON AND VICE CHAIRPERSON The Commission will select a Chairperson and Vice Chairperson. City of Atascadero Planning Commission Agenda Regular Meeting, February 17, 2015 Page 2 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website 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 JANUARY 6, 2015 COMMUNITY DEVELOPMENT STAFF REPORTS 2. PLN 2014-1523, TREE REMOVAL FOR 9025 COROMAR COURT Property Owner: Jesse Brady, 9025 Coromar Ct., Atascadero, CA 93422 Applicant: MI West Front Village, PO Box 13, Pismo Beach, CA 93448 Representative: Daniel Ambriz, PO Box 13, Pismo Beach, CA 93448 Certified Arborist: William Van Horbek, Bunyon Bros. Tree Service, 5345 Davenport Creek Road, SLO, CA 93401 Project Title: PLN 2014-1523 / TRP 2014-0177 Project Location: 9025 Coromar Court, Atascadero, CA 93422 APN 056-131-035 (San Luis Obispo County) Project Description: The proposed project includes a request to remove one (1) 39.5” DBH Coast Live Oak, located in the corner planter of Coromar Court development. The tree is declining, thereby creating a potential hazard in a public right-of-way and to a home within a residential multi-family zone, as certified by both the applicant’s Arborist and the City’s Arborist. The Planning Commission continued this item from its September 2, 2014 meeting. General Plan Designation: Medium Density Residential (MDR) Zoning District: RMF-10 / PD-23 Staff Recommendation: Staff recommends the Planning Commission approve the removal of one (1) 39.5- inch DBH Live Oak, subject to replanting mitigation and conditions of approval. 3. PLN 2006-1133 ANNUAL GENERAL PLAN / HOUSING REPORT The State of California requires all cities to file an Annual General Plan / Housing Report to the Department of Housing and Community Development (HCD) and the State Department of Office Planning and Research (OPR). The purpose of the Report is to monitor the implementation of the City’s General Plan Housing Element and progress toward meeting the City’s Regional Housing Needs Allocation (RHNA), as well as review the General Plan to ensure the City is meeting the goals and objectives established by the Plan . City of Atascadero Planning Commission Agenda Regular Meeting, February 17, 2015 Page 3 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website 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 inv ited 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 th e Commission will discuss the item and take appropriate action(s).) 4. PLN 2014-1515 / DRC 2014-0057 / TPM 2014-0102 / AMENDMENT TO CUP 2000-0014 TO ADD A DRIVE-THROUGH RESTAURANT Property Owner: Atascadero 101 Associates, 2925 Bristol Street, Costa Mesa, CA 92626 Applicant: Garing Taylor & Associates, 141 S. Elm Street Arroyo Grande, CA 93420 Project Title: Home Depot Center Master Plan of Development Amendment Proposed Drive-through Restaurant Project Location: 805 El Camino Real , Atascadero, CA 93422, San Luis Obispo County (APN 049-045-022) Project Description: An application to amend the Master Plan of Development for the Home Depot shopping center. The north west parcel in Phase I (adjacent to Staples) was previously approved for an 18,000 sq. ft. retail building, which has not yet been constructed. The Amendment proposes reducing the size of the retail building to 10,000 sq. ft. and adding a 4,500 sq. ft. drive-through restaurant. A Tentative Parcel Map is proposed to subdivide the existing lot into two (2) parcels. General Plan Designation: Commercial Park Zoning: Commercial Park with PD Overlay #9 Proposed Environmental Determination: The proposed Amendment is consistent with the Mitigated Negative Declaration which was prepared for the phased development of the Home Depot commercial center and certified by the Planning Commission on March 16, 1999. Recommendation: The Design Review Committee recommends the Planning Commission approve the proposed Amendment to the Home Depot Master Plan of Development (CUP 2000-0014) and the proposed Tentative Parcel Map, based on findings and subject to conditions of approval. City of Atascadero Planning Commission Agenda Regular Meeting, February 17, 2015 Page 4 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website COMMISSIONER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regular meeting will be on March 3, 2015 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. City of Atascadero Planning Commission Agenda Regular Meeting, February 17, 2015 Page 5 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during City Hall business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400). In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office, both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business with the Commission to approach the lectern and be recognized. 1. Give your name for the record (not required) 2. State the nature of your business. 3. All comments are limited to 3 minutes. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks conce rning any other individual, absent or present. This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be allowed for Public Comment Portion (unless changed by the Commission). TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code) Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Co mmission regarding the matter being considered to step up to the lectern. If you wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Chairperson. 2. Give your name (not required). 3. Make your statement. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remar ks concerning any other individual, absent or present. 6. All comments limited to 3 minutes. If you wish to use a computer presentation to support your comments, you must notify the C ommunity Development Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting 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 1/6/15 Page 1 of 4 CITY OF ATASCADERO PLANNING COMMISSION DRAFT ACTION MINUTES Regular Meeting – Tuesday, January 6, 2015 – 7:00 P.M. City Hall Council Chambers 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 7:02 p.m. Chairperson Schmidt called the meeting to order at 7:05 p.m. and Commissioner Anderson led the Pledge of Allegiance. ROLL CALL Present: Commissioners Anderson, Bentz, Wolff, Vice Chairperson Dariz, and Chairperson Schmidt Absent: Vice Chairperson Dariz (Vice Chairperson Dariz arrived at 7:12 p.m.) Commissioner Cooper (excused) Commissioner Colamarino (excused) Community Development Director, Warren Frace Others Present: Recording Secretary, Annette Manier Staff Present: Assistant Planner, Alfredo Castillo APPROVAL OF AGENDA MOTION: By Commissioner Bentz and seconded by Commissioner Anderson to approve the agenda. Motion passed 4:0 by a roll-call vote. PUBLIC COMMENT None Chairperson Schmidt closed the Public Comment period. ITEM NUMBER: ITEM NUMBER: 1 DATE: 2-17-15 PC Draft Action Minutes of 1/6/15 Page 2 of 4 PLANNING COMMISSION BUSINESS None CONSENT CALENDAR 1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON DECEMBER 2, 2014. MOTION: By Commissioner Bentz and seconded by Commissioner Wolff to approve the consent calendar. Motion passed 4:0 by a roll-call vote. COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS 2. PLN 2014-1532 AMENDMENT TO CUP 1988-003 FOR 5700 SAN BENITO RD. Property Owner/Applicant: Michael L Fredrick, PO Box 573, Atascadero, CA 93423 (owner) Robert Fisher, 8775 San Rafael Rd, Atascadero, CA 93422 (applicant) Project Title: Amendment to Master Plan of Development – Michael Fredrick’s Paving Project Location: 5700 San Benito Road (San Benito Road / El Camino Real), Atascadero, CA 93422 (APN # 049-201-040) Project Description: Amendment to an existing Master Plan of Development (CUP 1988-003) to allow an additional 4.950 square foot (sf) equipment storage shed within a CPK / PD-1 overlay zone. Additionally, staff proposed modifications to the Master Plan of Development’s site plan to match existing buildings on the proposed site, as well as elimination of proposed future improvements that are no longer a part of the original approved Master Plan of Development. General Plan Designation: Commercial Park (CPK) Zoning: Commercial Park (CPK) / Planned Development (PD-1) Proposed Environmental Determination: California Environmental Quality Act Categorical Exemption Class 3 pertaining to the construction of a small structure not exceeding 10,000 square feet in floor area on sites zoned for such uses (equipment storage) if not involving significant amounts of hazardous substances where all the necessary public services and facilities are available and the surrounding area is not environmentally sensitive. Staff Recommendation: DRC recommends the Planning Commission approve Resolution PC 2015 -0001 amending CUP 1988-003 to allow for construction of a 4,959 sf equipment shed with additional Master Plan of Development Amendments for consistency with existing site conditions. PC Draft Action Minutes of 1/6/15 Page 3 of 4 EX PARTE COMMUNICATIONS Commissioner Anderson – Reviewed this project at the DRC. Commissioner Bentz – None Commissioner Wolff – None Chairperson Schmidt – None Assistant Planner Castillo gave the staff report. (Vice Chairperson Dariz arrived at 7:12 p.m.) Vice Chairperson Dariz stated that he reviewed this project at the DRC meeting. Although he arrived late, he feels he has adequate information to vote on the item. Assistant Planner Castillo answered questions from the Commission. PUBLIC COMMENT The following members of the public spoke during public comment: Robert Fisher, Architect for the project. Mr. Fisher answered questions addressed by the Commission. Chairperson Schmidt closed the public comment period. MOTION: By Commissioner Bentz and seconded by Commissioner Anderson to approve Resolution 2015-0001 approving an site plan Amendment to CUP 1988-003 (PLN 2014-1532) reducing the number of parcels within the Master Plan of Development to one (1), modifying the site plan to correspond with existing permitted structures, and allowing for the construction of a new 4,950 equipment shelter at 5700 San Benito Road. Motion passed 5:0 by a roll-call vote. COMMISSIONER COMMENTS AND REPORTS None DIRECTORS REPORT  Assistant Planner Castillo stated that on January 12, 2015, Javier from Walmart will be here visiting the Atascadero site for the anticipated Walmart project.  Assistant Planner Castillo gave updates on items going to City Council in January.  Assistant Planner Castillo talked about upcoming items that will be coming before the Planning Commission in February. PC Draft Action Minutes of 1/6/15 Page 4 of 4 ADJOURNMENT – 7:30 p.m. The next regular meeting of the Planning Commission is scheduled for January 20, 2015, 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 2015\pc draft actn minutes 1 6 15.am.docx ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 Atascadero Planning Commission Staff Report – Community Development Department Alfredo R. Castillo, AICP, 470-3436, acastillo@atascadero.org PLN 2014-1523 Tree Removal Permit 2014-0177 9025 Coromar Court / West Front Village (Brady / Twin Oaks Homeowners Association) SUBJECT: The proposed project includes a request to remove one (1) 39.5” DBH Coast Live Oak, located in the corner planter of Coromar Court development. The tree has suffered a major limb loss and is now un-balanced, thereby creating a potential hazard in a public right-of-way and to a home within a residential multi-family zone, as certified by both the applicant’s Arborist (Bunyon) and City’s Arborist. This item is a continued from the September 2, 2014 Planning Commission Meeting. RECOMMENDATION: Staff Recommends: The Planning Commission adopt Resolution PC 2015-0002 to allow the removal of one (1) dead/hazardous Coast Live Oak totaling 39.5-inches DBH, subject to replanting mitigation and conditions of approval. Situation and Facts: 1. Property Owner: Jesse and Anna Garcia Brady 9025 Coromar Court, Atascadero, CA 93422 2. Applicant: Twin Oaks Homeowners Association P.O. Box 13, Pismo Beach, CA 93448 3. Project Address: 9025 Coromar Court (APN 056-131-035) Atascadero, CA 93422 4. Certified Arborist: William J. Van Horbek, Bunyon Bros. Tree Service 5345 Davenport Creek San Luis Obispo, CA 93401 ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 4. General Plan Designation: MDR (Medium Density Residential) 5. Zoning District: RMF-10 (Multi-Family Residential) Planned Development #23 overlay (PD23) 6. Existing Use: Corner planter along residential neighborhood corridor BACKGROUND: Subject tree removal is located within Tract 2621 (West Front Village) and was approved as a residential unit planned development in 2004 and amended in 2013. One of the features of the development is the project entry, which preserves a large existing oak tree on the corner of Coromar Court and Portola Road . The Oak tree is considered hazardous as a large 26-inch limb failed. Three limbs remain on the tree. but the project arborist is concerned with additional failure that may cause property damage or be of risk to residents. The applicant requested an emergency tree removal and the City’s Arborist reviewed the tree’s condition. Emergency tree removal has been defined in Atascadero’s Municipal Code as: Emergency situations which cause hazardous or dangerous conditions that have serious potential to cause immediate damage to persons or improvements on real property. Such situations must be reported to the City within forty-eight (48) hours; Both the applicant’s arborist and the City’s Arborist determined that the tree be removed as soon as possible, however, an emergency removal was not warranted. The Planning Commission was presented this item for their approval on September 2, 2014. The Commission voted 5-2 to continue the item and directed staff to research and provide additional analysis on the following items:  Does the Homeowners Association have legal standing to remove the tree;  Has an easement been placed to maintain future tree mitigation plantings;  Work with the new property and the Homeowners Association in regards to the proposed removal. ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ANALYSIS: An application has been submitted by the Twin Oaks Homeowners Association for the removal of one (1) 39-inch Live Oak. One of the tree’s branches growing at the street corner of Portola Road and Coromar Court thought to have contained 50 %of the live canopy fell from the tree in early Fall 2014. The remaining scaffold limb is growing towards the house located at 9025 Co romar Court. An Arborist has assessed that the remaining major scaffold limb will now be more exposed to direct wind conditions that may increase the chances of potential branch failure due to the unbalanced weight distribution of the tree. In addition, the City Arborist noted that there were pockets of decay on branches of the remaining branch , and concluded wind exposure to be a factor that may lead to the decline of the newly exposed branch. The Planning Commission held a public hearing on September 2, 2015 on the proposed native tree removal. At this meeting there was confusion in regards to the whom had the proper legal standing to remove the oak tree. At the time of application submittal, the applicant was the developer (Central Coast Builders), however at the time of the hearing, Mr. and Mrs. Brady (current property owner) had closed escrow on the subject property and had not been informed of the proposed removal by the ap plicant, the Twin Oaks Homeowners Association / Central Coast Builders (applicant) or the developer. The project’s amended conditions of approval #11 (Master Plan of Development) included the following language in regards to the location of the proposed tree removal: The applicant has modified the development Covenants Conditions & Restrictions (CC&Rs) to reflect a maintenance responsibility, but did not record an easement against the property. Because of this discrepancy, the new property owner was not fully aware of the Homeowners Association (HOA) responsibility. Staff directed the property owner and the HOA to work on an easement or agreement consistent with the project approvals, as well as, have the property owner sign on the permit application to bring the tree removal back to the Planning Commission. The property owner and the HOA have worked together to fulfill the conditions of approval and have signed and recorded a licensed agreement for the landscaped area, as well as, agreed on removal of the hazardous oak tree. Staff has reviewed the agreement as well as the proposed area where mitigation plantings are proposed. The applicant and the property owner have agreed to move the existing f ence to provide additional rear yard to the property owner in exchange for an easement area to be ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 maintained by the HOA and provide the development a project entry. Consistent with Condition of approval #3 of the master plan of development, staff does have the authority to approve minor changes to the project site plan that “result(s) in a superior site design or appearance” (2013 Amendment to CUP 2003 -0108). Staff has included a finding in the attached resolution. Proposed Fencing / Landscaping Area Tree Mitigation The Atascadero Municipal Code requires m itigation for all trees approved for removal. The Tree Ordinance allows for either replanting of new native trees, or payment of mitigation fees to the tree fund. Given the location of the proposed removal, staff recommends that the applicant mitigate by replacing the tree in the corner planter with three 15-gallon Native Coast Live Oak Trees and re-landscaping of the entry feature with native shrubs and flowers. Additional 5-gallon plantings maybe located on site or mitigation fees are to be paid to the City. Based on the 39-inch DBH size of the tree to be removed, the required replanting would be 13 five-gallon native trees. The Tree Ordinance allows multi-family and Commercial/Roads projects to plant larger size specimens to reduce the quantity of replacements required. Instead of planting a high number of small trees, Staff is recommending a minimum of three (3) 15-gallon trees with additional six (6) five- Proposed new Fence Proposed Landscaping Area Existing Fence to be removed ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 gallon plantings or pay the remaining portion in mitigation fees. The City Arborist recommends the use of 15 gallon trees over larger 24 -48 inch boxes due to the lower establishment rate of a tree’s root system with the larger box trees. This mitigation remains the same from the previously proposed mitigation for the tree’s removal. Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals dbh notes dbh notes 1 39-inches Coast Live Oak 1 2 2 3 3 4 4 5 5 6 6 Total 39-inches Total 0-inches 39-inches Mitigation Requirement req'd tree replacements:13 five gal trees req'd tree replacements:0 five gal trees 13 five gal trees Proposed Replanting 7 five gal trees Proposed Replanting 0 five gal trees 7 five gal trees 0 box trees (24'')0 box trees (24'')0 box trees (24'') Remaining Mitigation 6 five gal trees Remaining Mitigation 0 five gal trees 6 five gal trees Tree Fund Payment:650.00$ Tree Fund Payment:-$ 650.00$ *Note: Remaining Mitigation / Tree Fund Payment assumes the planting of three (3) 15-gallon native trees. ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 FINDINGS: In considering any tree removal request, at least one of the required findings must be made. Staff has identified the following finding as appropriate for the application request. The tree is interfering with existing utilities and/or structures, as certified by a report from the site planner; CONCLUSIONS: A Certified Arborist has determined that the subject 39.5-inch DBH Coastal Live Oak tree creates a potential hazard. Based on the Arborist’s evaluation and above analysis, findings can be made to approve the requested removal, subject to the required mitigation. In addition, the property and the applicant have recorded agreements for maintenance and removal of the tree. The property owner and applicant have re - submitted an application and corresponding material that satisfies the Commission’s request for additional information on the project from its September 2014 meeting. ALTERNATIVES: 1. The Commission may approve the project with additional or revised project conditions. 2. The Commission may deny the project if it is found that the required findings cannot be made. The Commission’s motion to deny must include a finding basis for denial. 3. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. ATTACHMENTS: Attachment 1 – Location Map (Zoning) Attachment 2 – Aerial Photo Attachment 3 – Site Photos (August 2014) Attachment 4 – License Agreement Attachment 5 – HOA Letter Attachment 6 – Draft Resolution PC 2015-0002 Bond payment for tree #31, impacted 45% : ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 1: Location Map (Zoning Map) PLN 2014-1523/TRP 2014-0177 Location of 39-inch Live Oak proposed of removal General Plan Designation: Medium Density Residential Zoning Designation: Residential Multi-Family (RMF-10) / PD-23 ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 2: Aerial Photo PLN 2014-1523/TRP 2014-0177 Location of 39.5” Live Oak proposed of removal ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 3: Site Photos (August 2014) PLN 2014-1523/TRP 2014-0177 Looking Northeast to the subject tree. One branch has already been removed. ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 3: Site Photos PLN 2014-1523/TRP 2014-0177 View of decayed branches. View of decaying branches ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 Potentially hazardous branches hanging over residence. ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 4: License Agreement PLN 2014-1523/TRP 2014-0177 ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 4: License Agreement PLN 2014-1523/TRP 2014-0177 ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 4: License Agreement PLN 2014-1523/TRP 2014-0177 ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 4: License Agreement PLN 2014-1523/TRP 2014-0177 ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 5: HOA Letter PLN 2014-1523/TRP 2014-0177 ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 ATTACHMENT 6: Draft Resolution PC 2015-0002 PLN 2014-1523/TRP 2014-0177 DRAFT RESOLUTION NO. PC 2015-0002 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING PLN 2014-1523 / TRP 2014-0177, TO ALLOW THE REMOVAL OF ONE (1) HAZARDOUS COAST LIVE OAK TOTALING 39.5 INCHES DBH LOCATED ON COROMAR COURT (BRADY / TWIN OAKS HOMEOWNERS ASSOCIATION) WHEREAS, an application was received from Jesse & Ana Brady (Property Owner), 9025 Cormar Ct, Atascadero, California 93422, and Twin Oaks Homeowners Assocation, PO Box 13, Pismo Beach, CA 93448, (Applicant) and for a Tree Removal Permit to remove one (1) hazardous Coastal Live Oak totaling 39.5 inches DBH; and, WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit application on September 2, 2014, at 7:00 p.m. and considered testimony and reports from staff, the applicants and moved for a continuance of the item to obtain additional information from Staff; and, WHEREAS, the Planning Commission reviewed the additional information, including license agreements that show a dedicated landscaped area and enlarging of the rear portion of the property located at 9025 Cormar Court (APN 056-131-035) and the proposed landscaped area acts as an entry feature for the project and is considered a minor change that results in a superior site design or appearance, consistent with the amended Master Plan of Development (CUP 2003 - 0108); and, WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit application with additional supplemental information on February 17, 2015, at 7:00 p.m. and considered testimony and reports from staff, the applicants and the public; and, NOW THEREFORE, the Planning Commission of the City of Atascadero, California takes the following actions: SECTION 1. Findings for tree removal. The Planning Commission finds as follows:  The tree is interfering with existing utilities and/or structures, as certified by a report from the site planner; ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 17, 2015, resolved to approve Tree Removal Permit 2014-0177, subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Tree Mitigation Fee EXHIBIT C: Proposed Entry Feature / Mitigation Planting Area ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 On motion by Commissioner ____________________, and seconded by Commissioner _________________________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ADOPTED: ABSTAINED: CITY OF ATASCADERO, CA _________________________________________ Planning Commission Chairperson ATTEST: ___________________________________ David Muehlhausen Planning Commission Secretary ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 EXHIBIT A: Conditions of Approval / Mitigation Monitoring PLN 2014-1523/TRP 2014-0177 Conditions of Approval PLN 2014-1523/TRP 2014-0177 West Front Village Tree Removal (9025 Coromar Ct) Timing FM; Final Map BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 1. The approval of this application shall become final, subject to the completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. Tree removal PS 2. The applicant and/or subsequent owners 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 proposed development. Ongoing PS 3. The applicant shall mitigate the tree removal by replanting on site. The applicant shall replant according to one of the following options: - Thirteen 5-gallon native oak trees; or, - A minimum of three (3) 15 gallon native Oak trees with additional six (6) five-gallon plantings or equivalent of fees ($658.33) 15 gallon trees must be placed at corner entry. Tree removal PS 4. Irrigation shall be provided to the new mitigation plantings until the trees become established. 5. An addendum to the approved landscaping plan must be submitted and approved for entry corner feature landscaping and mitigation plantings. Additional drought tolerant shrubs must be planted alongside mitigation plantings. BP PS ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 EXHIBIT B: Tree Mitigation Fee PLN 2014-1523/TRP 2014-0177 Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals dbh notes dbh notes 1 40-inches Coast Live Oak 1 2 2 3 3 4 4 5 5 6 6 Total 40-inches Total 0-inches 40-inches Mitigation Requirement req'd tree replacements:13 five gal trees req'd tree replacements:0 five gal trees 13 five gal trees Proposed Replanting 7 five gal trees Proposed Replanting 0 five gal trees 7 five gal trees 0 box trees (24'')0 box trees (24'')0 box trees (24'') Remaining Mitigation 6 five gal trees Remaining Mitigation 0 five gal trees 6 five gal trees Tree Fund Payment:658.33$ Tree Fund Payment:-$ 658.33$ *Note: Remaining Mitigation / Tree Fund Payment assumes the planting of three (3) 15-gallon native trees. ITEM NUMBER: ITEM NUMBER: 2 DATE: 2-17-15 EXHIBIT C: Proposed Entry Feature / Mitigation Landscaping Area PLN 2014-1523/TRP 2014-0177 Bond payment for tree #31, impacted 45% : ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Atascadero Planning Commission Staff Report – Community Development Department Alfredo R. Castillo, AICP, 470-3436, acastillo@atascadero.org General Plan & Housing Element Annual Progress Report 2014 (PLN 2006-1133) RECOMMENDATION: The Planning Commission recommends the City Council submit the attached 2014 Annual General Plan and Housing Report to the State of California. DISCUSSION: Background: The State of California requires all cities to file an Annual General Plan Progress Report to the Office of Planning and Research (OPR) and an annual Housing Element Progress Report to the Department of Housing and Community Development (HCD). The purpose of this report is to monitor the City’s implementation of the City’s General Plan including the City’s Housing Element, one of the required elements that make up the General Plan. General Plan Background: California planning law requires the City to adopt a “comprehensive, long-term General Plan for physical development” (Government Code 65300). The City’s General Plan was adopted in 2002 after a two-year long public outreach and input effort by the City Council, Planning Commission, City staff and its consultants. The 2025 General Plan expresses the City’s goals for the distribution and character of land uses and development. The General Plan is comprehensive in terms of issues addressed and includes the City’s entire physical development areas. Planning activities including zoning approvals and amendments, subdivision approvals, capital improvements, and redevelopment activities need to be consistent with the City’s General Plan. The General Plan goals, policies, and programs guide short- and long- range decision making. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Development Activities for 2014: The Community Development Department provides development services in concert with other departments such as Public Works and the Fire Department. The Department has two divisions: Planning and Building. The Planning Division received a total of 77 applications for various permits including tree removals, Design Review Committee Reviews, Conditional Use Permit Amendments, Administrative Use Permits, Subdivision Maps, and new Conditional Use Permits. Major development approvals in 2014 included the following:  General Plan Map Amendment for old Atascadero Library Site;  Zone text change modifying requirements for 3F-Meadows;  Approval of the Highway 41 Multi-Use Trail;  Approval of a Conditional Use Permit for the on-site meal program at the El Camino Homeless Organization (ECHO);  DRC approval of a new Korean BBQ restaurant in the Downtown;  DRC approval of revised architecture for West Front Village restaurant pad. In addition to processing new applications, the planning division also has more long term projects that are currently in certain stages of the development review process in 2014 including the following:  Eagle Ranch Specific Plan;  Del Rio Road Commercial Area Specific Plan (Walmart / Annex) development;  Housing Element Update;  Dormant Permit Program projects;  Atascadero Groves / Halcon Road General Plan Amendment. Additionally, the Planning Division Staff provides the following services:  Fields daily calls and counter visits for questions geared towards planning such as new home construction, native trees, setbacks, and fencing;  Provides at no cost on-site field visits for new business interested in starting or re-locating to the City;  Provide at no cost pre-application review of entitlement projects to provide a more efficient project review;  Reviews new business licenses and provides zoning clearances;  Providing records of planning projects and entitlements through the City’s Public Records Request process;  Provides inspection services for major commercial and subdivisions. The Building Division of the Community Development Department handles building permits and other related services. The Building Department received 1,084 building permit applications and issued 1,080 building permits in 2014. Of these applications, 711 permit applications were completed “in-house” and not sent to the Department’s building permit review contract. Through the in-house plan check process, the department was able to keep over $110,200 in revenue was retain versus utilizing the City’s Building Plan Check services vendor. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 The Building Division “finaled” or completed 712 building permits within the past year and completed a total of 5,035 inspections with only 3 building inspectors on staff, including the Chief Building Official. In addition to processing, issuance of Building Permits, and inspections to ensure consistency with building plans, the Building Division also provides the following services:  Fields daily calls and counter visits for questions geared towards building permits such as Building Code questions;  Provides at no cost on-site field visits for new business interested in starting or re-locating to the City;  Reviews new business licenses and performs on-site inspections;  Providing records of planning building plans through the City’s Public Records Request process;  Code enforcement services;  Training services to contractors / professionals to better understand California Building Code requirements. General Plan Updates and Maintenance: City staff has reviewed the policies and programs (the implementation tools) of the City’s General Plan. At this time, the City has implemented many of the programs called out for in the 2025 General Plan. Many of the programs are labeled “on-going”. This signifies that City staff is continually performing these tasks on an as needed basis. In January 2015, the City Council adopted the 2014-2019 Housing Element and corresponding Safety Element updates. Those updates are not reflected in Attachment 1 as the project approvals occurred in 2015. Items of note that need to be updated when funding is available (to implement the City’s General Plan) are the City’s Appearance Review Manual and the Circulation Element. The Appearance Review Manual was expected to become a major implementation tool as a part of the adoption of the City’s General Plan, however, due to significant budget constraints, no major amendments or overhaul of this manual has been completed to date other than reformatting and additional images and sketches. The Planning Commission and City Council should provide staff input and direction on these programs that direct Staff to implement changes to the Appearance Review Manual. The City’s Circulation Element has not been revised since adoption. In 2008, the State of California passed legislation known as the “California Complete Streets Act.” Commencing in 2011, any major revision to the Circulation Element will need to include a “plan for a balanced, multimodal transportation network that meets the needs of all users of the streets, roads, and highways for safe and convenient travel in a manner that is suitable to the rural, suburban, or urban context of the general plan.” Although no major revisions are planned, City staff will need to evaluate when an update should be undertaken to remain competitive for grant funding provided by the State. This may be more imperative as the City will seek funding for various capital improvement projects ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 with the elimination of Redevelopment funds. The El Camino Real, specifically north of Highway 41 is a prime candidate for the City to be competitive in receiving grant funding for a corridor study that implements a “complete streets” program. Cities throughout the State have completed corridor plans that service as economic development tools to upgrade landscaping, streetscape, and other corridor “facelift” items to improve existing business along corridors. Major Project Updates: The following is an update of the major projects that are currently under construction or entitlement review: Del Rio Road Commercial Area Specific Plan Approved in 2012, the Del Rio Road Commercial Area Specific Plan is projected to contain a 123,100 sf Walmart Supercenter on approximately 26 acres. The Annex component will contain approximately 121,000 sf of commercial uses including general retail, food and beverage and drive-through uses on 13 acres. The project has successfully gone through litigation and can move forward for building permit review, issuance, and construction. The City is currently working with a consultant and Caltrans on the Project Study Report (PSR), as well as, working with SLOCOG on obtaining additional funding for the interchange, which is a key component for the annex portion of the project to move forward. City Staff recently issued a building permit to demolish existing structures and tree removals on the annex property (2014-12049). This project is a priority project within the department. Eagle Ranch Specific Plan The Eagle Ranch Specific Plan is currently being analyzed as a part of the environmental review process with a Draft Environmental Impact Report (EIR) and Draft Specific Plan due out this year. The Draft EIR and Draft Specific Plan has experienced some delays as technical studies continue to properly analyze traffic and fiscal impacts. Hoff Property Mixed-Use Approved in the summer of 2013, a Master Plan of Development included 26,500 sf of new commercial retail, restaurant, and offices spaces in three new buildings in the heart of Downtown Atascadero. The site is currently being marketed for development and Blades on Ice is using the site for a temporary ice rink. The temporary indoor recreation use will expire March 2015 per the amended conditional use permit. Springhill Suites Hotel As a part of the Home Depot Center, Phase II was amended to include construction of a Hotel (Springhill Suites) and two (2) stand-alone retail buildings. Construction of the hotel commenced in the fall of 2013, and is expected to be completed by late Spring 2015. Springhill Suites is now taking reservations to stay at the facility beginning June 1, 2015. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 ALPS Three Bridges Trail In January 2015, the City Council authorized City Staff to enter into a memorandum of understanding to fund a loan to the Atascadero Land Preservation Society (ALPS) to construct a trailhead / trail at the three bridges area near Atascadero Creek. The City will take the lead on construction and administration of the trailhead parking lot. Corporation for a Better Housing – Atascadero Located at the intersection of El Camino Real and Avenida Maria, Corporation for a Better Housing, a non-profit corporation, has submitted an application to construct 86 affordable housing units. The company located out of Woodland Hills, CA, has completed numerous affordable housing units throughout the State. The Atascadero project was recently awarded over $3 million dollars in USDA loans and the company is currently construction projects in Solvang and Santa Paula. This item is scheduled to go before the DRC later this spring. 2014 Housing Activities and Report: The 2nd section of the yearly General Plan review is the Housing Element Report. The purpose of the Housing Report is to monitor the implementation of the City’s General Plan Housing Element and progress toward meeting the City’s Regional Housing Needs Allocation (RHNA). The allocations are targets for the production of affordable housing for various income groups throughout the City. Table 1 State of California Income Level Definitions Very Low Income Lower Income Moderate Income Above Moderate 50% of County Median 80% of County Median 120% of County Median Greater than 120% of County Median San Luis Obispo County Median Income for a Family of Four (4): $77,000 for 2014 These regional housing allocations are required to be used by the City when updating the Housing Element. They are the basis for assuring that adequate sites and zoning are available to accommodate at least the number of units allocated. These housing allocation numbers are not housing unit quotas that the City must achieve within the time frame of their next Housing Element update, but housing targets that the City must provide zoning for and reduce obstacles to development. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 2014 Housing Production: For 2014, the City issued building permits on 185 new residential units. Table 2 shows the breakdown of new residential units for 2014 that were issued by income type. The 185 residential building permits issued represents a 7% increase in production over 2014. Table 2 2014 New Residential Housing Units Building Permits Issued Very Low Low Moderate Above Moderate Total 2014 Permitted Units Issued 2 1 79 95 178 Secondary Units Issued 0 0 8 0 7 Total 2 1 87 95 185 As of January 1, 2014, a new reporting period has started for the 2014-2019 Housing Element cycle. Table 3 shows the percentage that the City has met for each income category for the new reporting period. These percentages only reflect units that have been issued a building permit and do not reflect entitled units or the units from the various projects that have been approved. The City has met is target of moderate income housing for the reporting period. Table 3 RHNA Totals By Percentage 2014-2019 Very Low Low Moderate Above Moderate Total Percentage of Target Goal 2% 1% 126% 60% Total Units Issued 2 1 87 95 185 ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 The City’s Dormant Permit Program, approved by the City Council in 2008, continues to account for the bulk of development. Of the permits issued in 2014, over 95% of the total permits are residential units that were a part of the Dormant Permit Program. Normally, these permits would have been canceled, requiring developers start from scratch on bankrupt projects. The implementation of this program has afforded developers an opportunity to pick-up where these permits last left with minor modifications, thus expediting this portion of the process. 2014 Affordable Housing Production Of the total building permits issued, a total of 90 units were considered affordable. The majority of these affordable units were located at the Villages at Oakhaven, Dove Creek, and Sycamore Place. Similar to the previous reporting period, permits that were issued for these previously approved projects have sales prices that fall below the “moderate” income group maximum sales price for both 3 bedroom and 4 bedroom units established by San Luis Obispo’s County’s Previously Approved Project Formula. Staff has deemed these units as moderate. The largest project undergoing construction, Vista Dorado (Las Lomas/Woodridge Specific Plan Area) contained housing units that were considered above moderate or market rate. The median home selling price in Atascadero for a new or existing home or condo in 2014 according the California Realtors Association was $350,450. If the increase in home values continue, homes may soon become unaffordable for those that are at a moderate income level. 2015 Housing Production Projections: The City expects housing production levels are expected to remain constant or drop slightly in 2015 as the dormant permit program has come to a close and the projects that have been previously entitled have either wrapped up construction or will be finishing this year. Dove Creek’s housing units have been completed and the residential portion wrapped up in the summer of 2014 . Construction will continue at Las Lomas / Woodridge Specific Plan with projects finishing up at both Estancia and Vista Dorado, while the Townhome portion (35 units) will be issued permits sometime this year . Construction will wrap up at the, Sycamore Place and West Front Village Villages and potentially at Oakhaven Village. Projects that were “shelf ready” have been either constructed, or have been amended are underway. The City has quite a few large dormant permit projects that have not yet started with tentative subdivision maps that have not expired including the Acacias (41 units) mixed- use development and Emerald Ridge (total of 134 units) and many smaller projects that have been previously entitled. Staff anticipates that these projects will be picked up and developed if the market conditions continue on its current trajectory. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Content of the 2014 General Plan Annual Report: The City’s Annual report is formatted into three sections:  Section 1: Legal Requirements of the Annual Report  Section 2: Review of implementation programs that further the goals, objectives, and policies that are identified in the General Plan.  Section 3: Review the progress and implementation of the City’s adopted Housing Element.  FISCAL IMPACT: None. ATTACHMENTS: 1 2014 General Plan Annual Report ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 General Plan Annual Report 2014 ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 CITY OF ATASCADERO CITY COUNCIL Tom O’Malley, Mayor Heather Moreno, Mayor Pro Tem Brian Sturtevant, Councilmember Roberta Fonzi, Councilmember Bob Kelley, Councilmember PLANNING COMMISSION David Bentz, Commissioner Charles Bourbeau, Commissioner Jerel Seay, Commissioner Mark Dariz, Commissioner Jan Wolff, Commissioner Duane Anderson, Commissioner Dennis Schmidt, Commissioner COMMUNITY DEVELOPMENT DEPARTMENT David Muehlhausen, Deputy Director Callie Taylor, Senior Planner Alfredo R. Castillo, AICP ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Section 1 A. Purpose of the Annual Report Section 65400 of the California Government Code requires the City to file an annual report addressing the status of the General Plan and progress made toward goals and objectives. This annual report provides a means to monitor the success of implementing the General Plan and determine if changes need to be made in the plan or its implementation programs. The City of Atascadero held a publicly noticed meeting to discuss the findings of the General Plan Annual report with the Planning Commission on February 17, 2015. The City Council accepted this report and adopted resolution 2015-0__ on March ___, 2015 for submittal to both the Office of Research and Planning (OPR) and Housing and Community Development Department. B. Purpose of the General Plan The General Plan serves two primary functions. First, the General Plan provides information. Second, it states the community's goals, objectives, policies, and implementation measures (i.e., ways to achieve the goals and objectives). The General Plan is available for public review at the Front Counter at the Community Development Department, the San Luis Obispo County Atascadero Branch Public Library and also on the City’s website. Each member of the City Council and the Planning Commission has a copy of the General Plan, as well as each City department. As an informational document, the General Plan describes existing conditions, makes projections, and establishes a vision for the community's future. The General Plan provides the public with information about the City and the direction that it seeks to move. It also provided the public with a blueprint for how, when and where will the City grow through 2025. As a policy document, the General Plan establishes goals and policies for decision makers. Using these policies, the City Council and Planning Commission take steps toward achieving the larger goals of the City. The City focuses implementation programs contained in the General Plan through day to day operations of the City. C. Status of the Adopted Elements of the City's General Plan State law requires that the General Plan include seven elements. These elements must cover the following topics: Land Use, Circulation, Housing, Safety, Noise, Conservation, and Open Space. State law also allows the City to adopt any additional general plan elements that the City deems necessary. The City of Atascadero General Plan combines the Land Use, and Open Space and Conservation elements into one singular section. The following is a breakdown of the City’s General Plan: ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Atascadero GP Elements Required GP Elements Examples of Topics Covered Section II Land Use, Open Space & Conservation Element (Includes Recreation and Economic policies) Land Use Development patterns, residential neighborhoods, community character, recreation, public facilities and recreational facilities and standards. Open Space Conservation Open space, hillside development, water quality, riparian areas, endangered plants and animals, greenbelt, agriculture, historic resources Recreation (optional) Parkland location and standards, facility needs, coordination with land use issues Economic Development (optional) Commercial and industrial land uses, economic diversification, job opportunities, tourism Section III Circulation Element Circulation Traffic, street network, parking, transit services, bike routes Section IV Safety & Noise Element Noise Safety Development in hazardous areas, wildfire protection, hazardous waste management, seismicity, flood control, noise Section V Housing Element Housing Population, employment, income, housing needs, rehabilitation need, affordable housing development potential The City’s General Plan was adopted in June 2002. The City’s last major update of the General Plan was undertaken in February 2011 with the City’s adoption and certification of the 2007-2014 Housing Element Update. The 2014-2019 Housing Element has been recommended for approval by the Planning Commission in October 2014, and is expected to be approved by the City Council in early 2015 with certification by the Department of Housing and Community Development in early Spring 2015. The following is a list of updates to the General Plan since the document’s adoption: ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Amendment No. Date Type Project GPA 2003-0003 March 2003 Land Use Map Curbaril Ave GPA 2003-0004 March 2003 Land Use Map Principal / Las Lomas GPA 2003-0005 September 2005 Land Use Map West Front Village GPA 2003-0007 March 2004 LOC Element Text ECOSLO Settlement GPA 2003-0008 October 2004 Land Use Map Westpac Mixed Use GPA 2003-0009 March 2004 Land Use Map Pine Mountain TDR GPA 2003-0010 June 2004 Land Use Map Parriza Ct. PD GPA 2003-0011 March 2004 Land Use Map K-Jons Mixed Use GPA 2004-0012 June 2004 LOC / HOS Element 2nd Unit Update GPA 2004-0013 July 2004 Land Use Map Matthews Mixed Use GPA 2005-0014 September 2005 Land Use Map Marchant Condos GPA 2005-0015 February 2006 Land Use Map 4705 El Camino Real mixed use GPA 2005-0016 November 2007 Land Use Map Eagle Creek GPA 2007-0019 February 2007 Land Use Map / Text Atascadero Ave. Triangle GPA 2009-0024 May 2009 Land Use Map Stadium Park Project GPA 2009-0025 February 2011 Housing Element Housing Element Update GPA 2007-0020 June 2012 Land Use Map Del Rio Road SP / Wal-Mart GPA 2007-0021 June 2012 Land Use Map Del Rio Road SP / Annex GPA 2014-0029 December 2014 Land Use Map Former Atascadero Library GPA Following is a brief overview of actions taken in 2014 relative to each individual Element: Land Use Element / Open Space and Conservation (Adopted June 2002) The Land Use Map was amended in December of 2014, changing the designation of the former Atascadero Library site located near the corner of Morro Road (Highway 41) and Atascadero Avenue. The approved designation now consists of a mix of High Density Residential (HDR) and General Commercial (CR) with the sites Public (P) designation being eliminated. Circulation Element (Adopted June 2002) No text amendments to the Circulation Element occurred in 2014. Noise & Safety Element (Adopted June 2002) Although no Safety Element or Noise elements were approved in 2014, the City Council is expected to adopt Safety Element updates in early 2015. Housing Element (Adopted on February 2011) The 2014-2019 Housing Element was recommended by the Planning Commission for adoption by the City Council. It is anticipated that the Housing Element update will be adopted in early 2015 with HCD certification by spring 2015. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Section 2 The City of Atascadero policies and programs identified in the General Plan include tools already in place and used on a day-to-day basis in the City. Some of the various tools available to further the City's goals and objectives include the Budget/Capital Improvement Program, Specific Plans and Master Plans of Development, Zoning and Subdivision Regulations, Growth Impact Mitigation (AB1600) Fees, CDBG/HOME Funds and Grants, etc. A. Planning Commission The City of Atascadero Planning Commission is designated as the "Planning Agency," as authorized by Section 65100 of the State Government Code and Section. The Commission has discretionary and advisory responsibilities that are authorized by Chapter 2-9 of the Atascadero Municipal Code and delegated under Titles 9 (Zoning Ordinance) and 11 (Subdivision). During the last year, the Commission held 13 public meetings and 1 Study Session. The Planning Commission approved the following:  Seven (7) Tree Removal Permits (TRP);  Four (4) new Conditional Use Permits were approved;  Four (4) Conditional Use Permits were amended;  Two (2) Tentative Parcel Maps were approved; and  Two (2) precise plan (PPN) were approved.  One (1) Variance was approved In the advisory role, the Planning Commission forwarded recommendations to the City Council that included three (3) zone changes and two (2) General Plan Amendments. B. Zoning Text Amendments The City Council adopted one (1) zoning code text amendment in 2014 that included the following:  3F Meadows zone text change for its Planned Development overlay (PD-11) modifying off-site improvement requirements along Morro Road (Highway 41); C. General Plan and Zoning Map Amendments The City Council adopted one (1) General Plan Map Amendment and two (2) Zoning Map amendments that included the following:  A new planned development overlay zone for 10380 El Camino Real (4-unit PD);  General Plan Map amendment for the former Atascadero Library site;  Zoning Map amendment for the former Atascadero Library site for consistency with the General Plan Map amendment. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 D. Building Division The Building Division is responsible for administration and enforcement of State, local codes, ordinances and regulations dealing with the construction, alteration, maintenance and use of privately owned structures, and appurtenances. These regulations include the building, housing, unsafe building, mechanical, electrical, plumbing, swimming pools, etc. that require a building or grading permit. In 2014, the Building Division received 1,084 building permit applications and issued 1,080 building permits. During the past year, City building inspectors made 5,035 construction and safety-related inspections associated with building permit activity. The Building Division “finaled” or completed 712 building permits. E. Planning Division Planning Division activities include administration of the City's General Plan, development and subdivision review, preparation of zoning ordinances, processing planning related applications include Lot Line Adjustments, Administrative Use Permits, Tree Removal Permits and additional actions that require entitlements. Additionally, the division conducts environmental review and informs the public of the City's land use policies and development ordinances. The Planning Division reviews federal, state, and county legislation, projects of concern to the City, and responds to surveys from the State. The Planning Division provides support staff to the Planning Commission. Administrative functions include the scheduling of meetings, preparation of agendas, posting hearing notices, and preparation of minutes. The City posts Planning Commission meeting agendas and minutes on the City’s website. Also, the City has provided a social media pages to give residents additional updates through both Facebook and Twitter. Planning staff provides land use analysis, environmental review as required under the California Environmental Quality Act (CEQA), and prepares staff reports for the Design Review Committee, Planning Commission and City Council. The Planning Division received 77 applications for various permits including tree removals, Design Review Committee Reviews, Conditional Use Permit Amendments, Administrative Use Permits and Conditional Use Permits. F. General Plan Policies and programs The City’s General Plan Policies and programs are broken down in the next section. These pages include the City’s Policies, programs, and status of the program. \\cityhall\cdvlpmnt\- 06 plns\pln 2006-1133 annual housing report-general plan\annual gp-housing report 2013\pc-sr-2013.apr-ac.doc ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Attachment 2025 General Plan Policies and Programs Review – Section F City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Land Use Element / Open Space and Conservation Policy 1.1. Preserve the rural atmosphere of the community and assure “elbow room” in areas designated for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside areas, and existing neighborhoods 1. Atascadero should retain its overall character and rural atmosphere with the long-term protection of the environment as primary guiding criteria for public policy decisions. On-going 2. Concentrate higher density development downtown and within the Urban Core, and focus master planned commercial uses at distinct nodes along arterial corridors. On-going 3. Require residential densities to decrease as distance from the Urban Core increases. Implemented through zoning ordinance. 4. Outside of the Urban Core and Single Family Neighborhoods, maintain lot sizes of 2.5 to 10 acres based on performance standards and natural constraints including slope, distance from the center of the community, average neighborhood lot size, soil percolation capability, and adequacy of access, On-going and implemented through zoning ordinance. 5. Update and maintain the Appearance Review Manual to include provisions for incorporating local cultural and architectural themes into site and building design that are appropriate for each land use designation. Appearance Review Manual updated in 2011 with new images. Allocation of funds/staff needed to incorporate additional criteria. 6. Update and maintain the Zoning Ordinance to address the size, use, and appearance of accessory structures to ensure neighborhood compatibility. Zoning Ordinance updated in 2010 that addressed accessory structures size and use. 7. Within the Urban Core encourage infill development or the revitalization or reuse of land already committed to urban development where utilities and public services exist. On-going 8. Appropriate land use and corresponding lot size and density shall be determined by site conditions, slope, neighborhood characteristics, and proximity to the Urban Core rather than by the availability of sewer. On-going City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 9. Require the approval of specific plans consistent with Government Code Section 65450 for single family residential project of 100-units or greater. On-going; Specific Plans approved for Las Lomas / Woodlands; Master Plan adopted for Dove Creek. 10. Require the comprehensive master planning of large development projects to minimize environmental impacts and maximize community compatibility. Projects identified shall be required to have an approved Master Plan of Development prior to any site development. The Master Plan of Development may be approved in the form of Conditional Use Permit, Planned Development, or Specific Plan. On-Going; Dove Creek and Del Rio Road Commercial Area Specific Plan have implemented this requirement. Policy 1.2: Ensure the rural character of Atascadero is preserved by respecting the historic Colony boundaries and cooperate with the County on regional planning issues surrounding the Colony. 1. The ultimate General Plan development boundary shall be the Urban Reserve Line. The Urban Reserve line approximates the historic 1913 Atascadero Colony boundary and is recognized as the ultimate boundary for the City of Atascadero, expansion beyond this boundary is inconsistent with the General Plan. Complete. 2. Develop agreements with the County to maintain rural residential, agricultural and open space uses beyond the Urban Reserve Line, including continuation of existing agricultural uses. On-going 3. Work with the County to maintain a greenbelt and rural land use patterns outside the Urban Reserve Line and to create an agricultural buffer around the original Colony boundary. On-going 4. In cooperation with the County, consider establishing a greenbelt or other type of buffer between Atascadero and Templeton. On-going 5. Oppose any land use changes east of the Salinas River that would result in more intensive or higher density development. On-going 6. Oppose any land use changes by the County within unincorporated portions of the Colony that would result in more intensive or higher density development. On-going 7. Execute a Memorandum of Understanding whereby the County seeks City On-going City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status comment on development proposals in the area between Vineyard Drive and Cuesta Grade, between the ridges east of the Salinas River and Cerro Alto Campground. 8. Cooperate with LAFCO and the County to incorporate the Eagle Ranch into the City's Sphere of Influence for eventual annexation. Complete 9. It is the City's position, that Eagle Ranch shall be developed within the City and any development of the site prior to annexation will be opposed. On-going, Specific Plan process has begun 10. Prior to the annexation of Eagle Ranch a Specific Plan shall be approved by the City which will provide a comprehensive development plan for the property that address issues including, clustering of Colony lots, public facilities, circulation facilities, parks, open space, conservation easements, and a fiscal analysis of service costs. On-going 11. Update and maintain the Zoning Ordinance to designate the Eagle Ranch property as a future Specific Plan area to be subject to future environmental and site-specific review prior to annexation. Complete 12. Require the approval of a planned development and master plan of development prior to supporting any LAFCO annexation request of property located north of the San Ramon interchange on the westside of US 101 On-going Policy 1.3: Enhance the rural character and appearance of the City, including commercial corridors, gateways and public facilities. 1. Update and maintain the Appearance Review Manual to include provisions for rural character design features, street trees, landscaping, parking, fencing, screening, and architectural design (except for single family development), with standards tailored to specific areas of the City, including commercial corridors, and gateways such as Highway 101 and Morro Road. Appearance Review Manual updated in 2011 with new images. Allocation of funds/staff needed to incorporate additional criteria. 2. Require landscaping and/or screening to buffer non-residential uses from residential areas. Implemented through zoning ordinance and appearance review. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 3. Continue to support the Neighborhood Preservation Program. On-going 4. Update and maintain the Sign Ordinance with higher standards for the quality and visual impact of signs. On-going with potential priority for review in FY 2015-2016. City has initiated a signage clean- up campaign beginning in March 2015, 5. Develop incentives to encourage existing uses to upgrade to contemporary design standards, including frontage and parking lot landscaping, and the screening of loading and service areas. Implemented through appearance review and Design Review Committee. 6. Work with Caltrans to implement a freeway landscape and maintenance plan for the Highway 101 corridor. On-going 7. Develop a program to abate uses solely devoted to outdoor storage. On-going through Code Enforcement 8. Beautify the City's primary entryways by creating Civic Gateways. The freeway and other vehicular approaches to Atascadero shall be made more attractive through judicious application of the elements including landscaping, civic monuments, and rural character site development. On-going. Gateway Monument Features completed in 2007 for Northbound 101. Wayfinding signage installed in 2012. 9. Continue abatement programs to remove unsafe buildings, and require the cleanup of premises and vacant lots with code violations. Clean-up campaigns and beautification of existing facilities and neighborhoods shall be encouraged. On-going 10. The City will develop standards and undergounding districts to require the undergrounding of existing utilities within the Urban Core. On-going 11. New utilities will be undergrounded in all proposed subdivisions and development projects. Implemented during plan review of new construction. Policy 1.4: Ensure that “darkness” remain a rural characteristic by requiring that all exterior lighting does not result in 1. Amend and maintain the Sign and Zoning Ordinances to require that all non- decorative exterior lighting shall be shielded to direct light toward buildings or Completed City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status significant off-site spillage or glare. the ground. 2. Provide street lights only in the Downtown, along El Camino Real, at major intersections, and locations where street safety is of concern. On-going Policy 2.1: Ensure that new development is compatible with existing and surrounding neighborhoods. 1. Require that the appearance, mass and scale of multi-family development is compatible with adjacent single-family neighborhoods. Appearance Review and DRC reviews required for development. 2. Develop standards and procedures to allow the Planning Commission to grant up to a 15% density bonus for attached multi-family project of exceptionally high design quality through the Conditional Use Permit process. 2011 Housing Element Implementation Addressing this issue. To be amended as a part of Council approval. 3. Update Public Works standards for roadways to provide for street trees and landscaping consistent with the community's rural character. On-going 4. Allow for alternate road standards in rural areas in order to minimize grading and tree removals. On-going 5. Do not allow single-family planned developments on prime multi-family sites with all of the following characteristics: a) site area greater than two acres b) slopes less than 10% c) arterial or collector street frontage d) neighborhood is appropriate for multi-family development. On-going 6. Require Conditional Use Permit approval for social establishments, including senior citizen facilities, in residential areas. On-going 7. Residential second units shall be permitted in all single -family residential districts consistent with the requirements of the zoning ordinance. “Guesthouses” and “granny units” shall be considered second units for purposes of issuing building permits and collecting capital facility impact Completed and codified in City’s Zoning Ordinance. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status fees. Policy 2.2: Allow for the orderly development of neighborhoods by allowing for the consideration of lot size reduction for lots that are significantly larger than the surrounding neighborhood. 1. Within the Urban Services Line allow for planned developments to approve lot sizes below district minimums in the SE, SFR-Z and SRF-Y land use areas only, when no more than two (2) lots are surrounded on all sides within the same land use designation by non-conforming lots. Minimum lot sizes shall not exceed maximum General Plan densities of the next lowest single-family land use designation. On-going Policy 2.3: Incorporate Pedestrian and Transit Oriented design concepts into new residential and commercial development within the Urban Core. 1. Incorporate urban design concepts from the Air Pollution Control District's Transit Oriented Design Guidelines into new projects within the Urban Core. On-going 2. Update the Appearance Review Manual to include pedestrian and transit oriented design concepts. Appearance Review Manual updated in 2011 with new images. Allocation of funds/staff needed to incorporate additional criteria. 3. Pedestrian walkways shall be prioritized in new residential developments and between residential developments and commercial areas. On-going and review during entitlement process Policy 3.1: Encourage retail businesses at efficient and attractive nodes along El Camino Real and Morro Road with mixed office and residential uses between those nodes. 1. Designate the southeast corner of the Curbaril Avenue and ECR intersection for a master planned retail commercial use. On-going, South El Camino Real Visioning Plan started ground work for this task. 2. Designate and protect the east side of the Del Rio Road and El Camino Real intersection for a master planned retail commercial use. Complete. City Council adopted Del Rio Road Commercial Area Specific Plan in 2012. 3. Designate parcels northwest of the Santa Barbara and El Camino Real intersection known as Dove Creek for a mixed-use planned development. Complete. City Council adopted Dove Creek Master Plan in 2004. 4. Designate the area between San Jacinto Avenue and Rosario Avenue along Implemented. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status El Camino Real for neighborhood commercial and office uses. 5. Develop incentives to attract new businesses to under utilized locations along El Camino Real. Under review due to the dissolution of the RDA by the State. City Council should consider exploring the use of a corridor planning as an Economic Development tool. 6. Require new development to comply with provisions of the Appearance Review Manual specific to the El Camino Real corridor, including the incorporation of landscaping and pedestrian walkways, and providing reciprocal driveway access easements between sites, where feasible. On-going 7. Conditionally allow mixed-use or exclusive multi-family infill development in the mid-block portions of General Commercial areas along El Camino Real. On-going 8. Preserve primary intersections for commercial development with a land use overlay that requires the approval of an overall Master Site Development Plan prior to approval of any development plans. On-going 9. Conditionally allow, mixed-use office and multi-family development along Morro Road, provided each development has an office or commercial frontage use with recessed parking. Implemented. 10. Utilize the Capital Improvement Program to prioritize street tree planting, streetscape improvements and street repair projects along El Camino Real. On-going through the use of grant funds, general revenue and CDBG Funds. 11. Amend and maintain the zoning ordinance to require Conditional Use Permit approvals of bars, dance halls, night clubs, drive through restaurants, and service stations (all gasoline sales uses). Implemented. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 12. Develop street design standards for El Camino Real that provide for street trees, landscaping, and pedestrian comfort. On-going Policy 4.1: Cooperate with Atascadero Main Street Organization to promote downtown as the City’s cultural, entertainment, and commercial center, and to concentrate governmental facilities downtown. 1. Provide mixed-use/pedestrian scale zoning and development standards for the downtown. Encourage government, arts, entertainment, recreation, business facilities and residential uses to be mixed in multi-story buildings with sidewalk orientation and recessed or off-site parking. Implemented through the Downtown Atascadero Revitalization Goals and Plan 2. Continue to implement the Main Street Program and the Downtown Revitalization Plan. On-going 3. Develop a master plan for the Sunken Garden and surrounding block to establish the area as a vibrant dining, community gathering area and civic destination. On-going however funding limited due to loss of RDA funds. 4. Integrate Atascadero Creek and Stadium Park into the function and experience of Downtown. On-going however funding limited due to loss of RDA funds. 5. Encourage the relocation of the Junior High School to an area outside of the Downtown. On-going 6. Mixed-use multi-family residential development is allowed up to 16 du/ac, higher densities may be approved through a planned development process. The 2011 Housing Element updated eliminated the need for this program. Policy 4.2.: Enhance the appearance of the downtown area and improve pedestrian circulation. 1. Update and maintain the Appearance Review Manual to specify pedestrian oriented design requirements for the Downtown area. Appearance Review Manual updated in 2011 with new images. Allocation of funds/staff needed to incorporate additional criteria. 2. Review all architectural design, signs, parking, and circulation for development within the “D” land use category to ensure compatibility with the Downtown Revitalization Plan. On-going and reviewed as a part of the building permit/land use City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status entitlement process. 3. Develop a comprehensive streetscape and pedestrian access plan for the Downtown area. On-going consistent with the Downtown Visioning Plan and additional plans completed by Public Works. Policy 5.1: Reduce multi-family densities and increase single-family lot sizes as site slope increases. Completed and codified in the Zoning Ordinance. Policy 5.2: Require hillside development and subdivisions to blend in with surrounding topography. 1. Update and maintain the Appearance Review Manual to include standards for hillside design and grading including driveway design and slopes, undergrounding of utilities, and erosion control. Appearance Review Manual updated in 2011 with new images. Allocation of funds/staff needed to incorporate additional criteria 2. Update and maintain the Zoning Ordinance to require structures to be located below prominent ridgelines visible from City streets, when alternative building sites are available. Completed and codified in the Zoning Ordinance. 3. Update the Zoning Ordinance to include standards for minimizing hillside grading, cuts, fills, and ridgeline disturbance. On-going. 4. Prohibit development on slopes 30% or greater, unless no other feasible building site exists. On-going. 5. New lots with slope averaging 30% or greater are not permitted except when they contain building envelopes with less than 20% average slope (including driveways and leach fields), and when the creation of such parcels includes an offer of public dedication or easement that would directly benefit City residents, and where native tree impacts are minimal. On-going. 6. Require the building envelopes, driveways, leach fields with schematic grading plans to be provided for all lot line adjustments, parcel maps, and tract maps proposed on sites with slopes greater than 10%. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 7. The City shall require open space uses in hazard lands including those areas subject to inundation, high wildland fire risk, and high levels of seismic or other geological hazard as identified in the Safety Element. On-going. Policy 5.3: Prevent unnecessarily intensive grading of development sites. 1. Update and maintain the Municipal Code to require approval of grading plans prior to any site disturbance. Implemented as a part of the zoning ordinance update. 2. Limit grading to the minimum area necessary to accomplish site development. On-going. Policy 6.1: Ensure that development does not degrade scenic and sensitive areas, including historic sites, creeks, riparian corridors, wetlands, woodlands, hillsides and other valuable habitats. 1. Encourage use of planned developments to cluster projects around open space easements, parks, open space dedication and minimize impacts to natural resources. On-going. 2. Seek funding to purchase or require dedication of areas of unique habitats or scenic value, especially in areas lacking adequate park facilities and open space. On-going through open space fee collection 3. Require native trees and plant species to be incorporated into landscaping plans. On-going and completed during plan review. 4. Scenic and sensitive lands including creeks, riparian corridors, wetlands and other areas of significant habitat value shall be protected from destruction, overuse, and misuse by the use of zoning, tax incentives, easements, or fee acquisition. On-going through open space fee collection 5. Public and private development in close proximity to scenic and sensitive lands, including creek reservations, wooded areas, flood plains, prominent view sheds and historic sites shall be designed to minimize impacts. On-going and completed during plan review. 6. Scenic and open space easements, parklands and open space dedications On-going, fees collected City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status shall be required as mitigation for subdivisions and development projects that impact, floodplains, creek reservations, wooded areas, scenic backdrops, sensitive areas, historic sites, cultural sites, and similar areas. as a part of development impact fees. 7. The City shall carefully evaluate both public and private projects to require the preservation of trees, watersheds, natural slopes, and other natural features. On-going and completed during plan review. 8. Subdivisions shall be reviewed in accordance with the Appearance Review Manual and the principle of maintaining the rural and natural character of the community. On-going and completed during plan review. 9. Attention shall be paid to the aesthetic result of land division. Building sites shall minimize disruption of natural slopes, native vegetation and watersheds by the careful selection of building sites, leach fields and driveways. Building designs inappropriate for hillside locations shall not be approved. On-going and completed during plan review. Policy 6.2: Protect prehistoric cultural resources from disturbance associated with development. 1. Maintain a current GIS-based map of generalized areas of known archaeological resources. On-going. 2. For discretionary projects within the generalized areas of archaeological resources, require Phase I surveys to determine the extent and significance of archaeological sites prior to approval. On-going and completed during plan review. 3. For discretionary projects located in areas of known resources, require Phase II surveys to determine the significance and mitigation requirements for identified resources. On-going and completed during plan review. 4. Require short and long-term mitigation measures for significant archaeological resource sites; include avoidance of impacts, burial under sterile fill, and/or monitoring of earthmoving activities. On-going and completed during plan review. 5. If determined appropriate by a qualified archaeologist, actively involve Native Americans with any work located within known archaeological sites. On-going. 6. If archaeological resources are unearthed during construction, suspend all earth-disturbing work until appropriate mitigation is established. On-going. Policy 6.3: Encourage conservation and 1. Actively utilize the Historic Overlay zoning district to protect known historic On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status preservation of neighborhoods, Colony Homes and sound housing, including places and buildings of historical and architectural significance. structures, significant Colony homes and colony sites. 2. Develop a GIS based mapping inventory and protection ordinance for the historic Colony homes. On-going. Policy 6.4: Encourage conservation and preservation of structures and houses that have historical and architectural significance. 1. Protect historic buildings and sites. Atascadero's historic buildings and features shall be preserved and protected in recognition of the role the community's past plays in its present and future. Historic overlay zoning shall be utilized to protect appropriate historic districts. On-going. 2. Utilize the State Historic Building Code to encourage rehabilitation, preservation, restoration or relocation of historic buildings listed or deemed on the local, State or Federal register. On-going. 3. Implement the Historic Site (HS) overlay zone to help preserve and protect historic Colony homes. a) Develop and adopt a comprehensive inventory of historic resources. b) Identify (HS) overlay boundaries on zoning map. On-going but no Historic Site Overlay zone has been adopted. 4. Utilize the Secretary of the Interior’s Standards and Guidelines for Rehabilitating Historic Properties to assess proposed improvements to historic properties. On-going and completed during plan review. 5. Update the PD (Planned Development) overlay zone to include retention and rehabilitation of historic resources as a primary justification for PD zoning regulation standards. On-going. 6. Update the City’s Appearance Review Manual to include preservation guidelines for preservation, rehabilitation, and maintenance of historic properties. On-going with City Staff flyer created to help with the process. 7. Develop incentives for retaining and rehabilitating Atascadero’s historic resources including: a) Exceptions to development regulations; b) Conservation districts; On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status c) Staff technical assistance; d) Program to facilitate relocation instead of demolition; and e) Mill’s Act contracts. Policy 7.1: Ensure that the native trees of Atascadero are protected from new development in order to retain the natural character of the community. 1. Enforce all provisions of the Atascadero Native Tree Ordinance as a high priority. On-going and completed during plan review. 2. Maintain a current Geographic Information System (GIS) based inventory map of all native woodlands, plant communities, sensitive habitats, connective habitat and wildlife corridors. Require lot line adjustments, subdivision maps, and development permits to minimize impacts on mapped resources that are identified as sensitive, and provide mitigation as requirement by the Native Tree Ordinance. On-going. 3. Update and maintain the Appearance Review Manual to include standards requiring building siting, mass and scale to be compatible with surrounding natural features. Implemented separately as a handout available at the front counter. 4. Require lot line adjustments and tentative subdivision maps on sites with 25 percent or greater native tree canopy cover to establish locations of building sites, driveways, and leach fields that will minimize native tree impacts. On-going and completed during plan review. Policy 7.2: Protect and replenish native tree populations, including saplings. 1. Continue to implement and enforce the Native Tree Ordinance to protect and replenish native tree species within the City. Construction permits for both residential and non-residential development shall be required to preserve as many native trees as possible. Buildings shall be designed to utilize existing trees in the landscaping pattern. Any trees removed shall either (1) be replaced with like species, (2) in-lieu contributions made to the City's tree replacement fund or (3) have Planning Commission approved conservation easements created depending on the characteristics of the affected site. On-going. 2. Augment the City Geographic Information System to include a native tree GIS database to assist decision-makers with analyzing development proposals. Implemented. 3. The City shall implement a comprehensive program for street tree planting and maintenance within the Urban Core and all major routes and approaches to the community. On-going. 4. Require planting of large canopy shade trees in new projects, in part to On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status provide shading adjacent to buildings to conserve energy use. Policy 8.1: Ensure that development along Atascadero Creek, Graves Creeks, the Salinas River, blue line creeks, and natural springs, lakes, or other riparian areas does not interrupt natural flows or adversely impact riparian ecosystems and water quality. 1. Work with other agencies to implement the Erosion Control Assistance Program for review of development proposals to minimize sedimentation of creeks and the Salinas River. On-going. 2. Update the Appearance Review Manual to include provisions for preserving, reclaiming and incorporating riparian features in conjunction with new development. Appearance Review Manual updated in 2011 with new images. Allocation of funds/staff needed to incorporate additional criteria. 3. The waterways in the City shall be maintained in a natural state and concrete channelization creeks shall be prohibited. On-going. 4. The City shall strongly discourage underground piping, and unnecessary disturbance of creeks and streams, and encourage use of bridges and arched culverts. Any alterations required for public safety will be guided by this policy. On-going. 5. Allow flood protection measures (such as selective brush cleaning), low- impact trail development, streambed maintenance and bank protection along streams where appropriate with necessary permits. On-going. 6. Prohibit new structures or disturbance of riparian habitat along creek banks except for restoration purposes. On-going. 7. Maintain a current GIS-based map of the riparian areas within Atascadero. On-going. 8. Prior to permit approval, refer projects along blue-line creeks to the Corps of Engineers, Department of Fish and Game, Regional Water Quality Control, and Upper Salinas-Las Tablas Resource Conservation District. On-going through the use of precise plans. 9. Creek reservations and the Salinas River shall be preserved for open space and recreational use, with appropriate areas left in their natural state for public enjoyment and habitat purposes. Any recreational use of the River and creeks shall minimize its impact on the habitat value and open space On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status qualities of the creeks. 10. Land disturbance shall be minimized in proximity to watercourses including necessary flood protection measures, such as selective brush clearing,and low-impact trail development. On-going. 11. Areas subject to flooding, as identified through flood hazard overlay zoning and flood maps, shall be protected from unsound development consistent with the City's flood hazard ordinance requirements. On-going. 12. The City shall adopt and maintain an ordinance that identifies existing and potential well sites and aquifer recharge areas, including sufficient buffers to protect them from contamination. The ordinance shall define restricted and prohibited land uses within the wellhead/recharge protection zones and provide for the review and approval by both the City and the Atascadero Mutual Water Company of any project or development within the specified zones. The ordinance will establish a policy to provide for the monitoring of activities within these protection zones. On-going. 13. Support the establishment and protection of floodable terraces, wetlands, and revegetation along creeks and streams. On-going. Policy 8.2: Establish and maintain setbacks and development standards for creek side development. 1. Adopt and maintain a creek setback ordinance that will establish building setbacks and development standards along the banks of Atascadero Creek, Graves Creek, blue line creeks and the Salinas River to ensure the uninterrupted natural flow of the streams and protection of the riparian ecosystem with flexible standards for the downtown area. Creek setback ordinance work began in 2005, withdrawn. Council should provide direction. 2. Prior to adoption of a creek setback ordinance an interim 35-foot creek setback shall be in effect along Atascadero Creek and Graves Creek until March 1, 2005. All other 7.5 min USGS quadrangle blue line creeks shall have an interim 20-foot setback. The interim setbacks shall be subject to the following: a) On Atascadero Creek and Graves Creek setbacks shall be measured from the edge of the creek reservation. b) All other blue line creek setbacks shall be measured from ordinary high water mark. c) The Planning Commission may approve exceptions to the interim creek Creek setback ordinance work began in 2005, withdrawn. Council should provide direction. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status setbacks in the form of a Conditional Use Permit if the finding can be made that creeks, riparian areas and site improvement will not be negatively impacted by the exception. Policy 8.3: Preserve public creek reserves for public access, and ensure that recreational use does not impact habitat value and open space qualities. 1. Develop park, trail, and recreational amenities where appropriate in public creek reserves. On-going. 2. Require the dedication of trail easements and access points as part of subdivision maps or development permits consistent with the Circulation Element. On-going. Policy 8.4: Review and regulate all proposed on-site wastewater disposal systems to protect public health and water quality. 1. Update and support a Memorandum of Understanding or similar agreement between the City of Atascadero and Regional Water Quality Control Board regarding the standards for the design, approval, exception process, installation, and maintenance of on-site wastewater disposal systems. On-going. Regional Water Quality Control Board adopted rules and regulations regarding this in 2012 with implementation in March 2014. 2. Require percolation testing of all proposed subdivision lots that will not be served by sewer. Implemented through plan review. 3. The City's Sewer Master Plan shall address sewering areas with a high concentration of existing lots below 1/2 acre and areas with extremely severe soil percolation constraints. On-going. Policy 8.5: The City shall implement a storm water control program consistent with the requirements of the National Pollution Discharge Elimination System (NPDES) Permit Program (Phase II). 1. Adopt and implement an Urban Storm Water Quality Management and Discharge Control ordinance. City Council Adopted in stormwater management plan in 2010. 2. Include design guidelines to minimize impervious surfaces and decrease off- site storm flows in the Appearance Review Manual. Text contained in stormwater management plan as well as new Regional Water Quality Control Board rules. 3. New development shall be required to maintain historic off-site storm flows unless improvements are made that maintain historic downstream and upstream flows. On-going and completed during plan review. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 4. The City will develop a storm water master plan including shared detention facilities. City Council Adopted in stormwater management plan in 2010. 5. Require Erosion Control Plans and Storm Water Pollution Prevention Plans (SWPPP) for development on sites of 1-acre or more and on smaller sites with slopes over 10%. On-going consistent with the SWMP. 6. The City will continue to notify project applicants and actively inspect sediment and erosion control mitigation measures from October 15 to April 15 of each year. On-going. Policy 9.1: Allow agricultural practices, including keeping livestock and farm animals, on parcels of appropriate size in Rural Estate, Suburban Estate, and Single Family Residential areas, provided that natural features and residential neighbors will not be adversely impacted. On-going. Policy 9.2: Adequately regulate allowed agricultural practices and keeping of domestic animals on rural and agricultural lands consistent with the farm animal regulations of the City Zoning Ordinance. On-going. Policy 10.1: Ensure efficient and adequate solid waste disposal by reducing waste volumes through recycling and other methods. 1. Pursuant to State law, institute a program to achieve maximum recycling of waste products generated by the community to prolong the useful life of landfill. On-going. 2. Continue to reduce solid waste through source reduction, curbside recycling, green waste collection, and recovery, in cooperation with the Integrated Waste Management Board (SLO IWMA). On-going. 3. Develop effective and efficient recycling programs for multi-family developments and businesses. On-going. 4. Encourage recycling programs at City facilities, projects, and programs to the maximum extent feasible. On-going. 5. Support actions which conserve energy and encourage energy conservation. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Consumption of non-renewable resources should be minimized. Renewable resources should be recycled or replenished. Policy 10.2: Support ongoing water conservation efforts. 1. Coordinate water conservation programs with AMWC as required by State Water Efficiency Regulations. On-going. 2. Consider expansion of reclaimed water use. On-going. 3. Encourage the incorporation of water conservation measures in new development. On-going with implementation of water efficient landscape ordinance on 2009. Policy 10.3: Support regional efforts to maintain clean air. 1. Require dust control and emissions limitations during project construction. On-going. 2. Adopt circulation policies that encourage vehicle trip reductions. On-going. 3. Concentrate new intensive development at identified nodes to help reduce vehicle trips. On-going. 4. Support regional programs to maintain clean air by adopting transportation and land use policies which encourage vehicular trip reductions. On-going. 5. Support the development of park and ride locations in appropriate locations. On-going. Policy 10.4: Ensure that development in mineral resource areas is appropriate and compatible with existing uses. 1. Review extraction proposals for conformity with the State Surface Mining and Reclamation Act. On-going. 2. Review the Zoning Ordinance to identify compatibility issues for uses in the vicinity of mining areas, and amend the Ordinance as appropriate. On-going. 3. Carefully evaluate proposals to extract mineral resources from the Salinas River channel to ensure conformity with the State Surface Mining and Reclamation Act and all other applicable resource agencies, surface mining criteria contained within the Zoning Ordinance, and flood hazard zoning standards. On-going. Policy 10.5: Encourage soil conservation by minimizing grading and preventing erosion. 1. Require soil retention and erosion control as conditions of approval for development projects consistent with standards of the Regional Water On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Quality Control Board. 2. Amend the Municipal Code to require sediment and erosion control measures on projects, consistent with National Pollution Discharge Elimination System requirements. On-going. Policy 10.6: Utilize new technologies to improve convenience for City residents, reduce dependency on nonrenewable resources, increase ecological and financial efficiencies, and better inform the citizenry. 1. Facilitate and support development of infrastructure necessary for all residents to use and benefit from new communication technologies. On-going. 2. Monitor information technology development to ensure compatibility with City infrastructure. On-going. 3. Strive to expand opportunities for all citizens to participate in City governance through use of communication technologies. On-going and expanded into the use of social media. 4. Continue to make essential City documents available for immediate retrieval by electronic transfer technologies. On-going. 5. Review all proposed residential subdivision maps for consistency with section 66473 of the Subdivision Map Act requiring lot orientation to consider passive and natural heating and cooling opportunities. On-going. Policy 11.1: Acquire parkland needed for future development of park and recreation facilities and ensure that park improvements are consistent with adopted master plans to accommodate future growth. 1. Develop an overall Parks and Recreation Master Plan to provide for the long-term needs of all City residents. All planned major facilities shall be incorporated into the General Plan Land Use Element. On-hold due to financial constraints of the City, however City Staff has worked with the Atascadero Mutual Water Company to Reduce water usage. 2. Prepare and maintain master plans for all City park facilities, including management requirements. Park Master Plan updates to Colony Park, Zoo, Lake Park, and Paloma Park complete. 3. Provide recreation opportunities in each quadrant of the City, including multi- purpose sports complexes, tennis courts, play areas for children, equestrian On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status trails, bikeways, jogging paths, and community centers. 4. Parkland shall be acquired and /or dedicated at a ratio of 5 acres /1000 residents consistent with the Quimby Act. On-going. 5. Encourage the acquisition of open space and sensitive lands beyond the ratio of 5 acres /1000 residents. On-going. 6. Pursue ownership of Paloma Creek Park, and /or execute a long-term agreement with the State to acquire or lease the site, and analyze its expansion into a regional sports facility. On-going. 7. Require new subdivisions along the Salinas River to provide controlled public access to the Salinas River and De Anza Trail for pedestrian and equestrian recreation. On-going and implemented for new development along this area. 8. Support the development of equestrian staging areas and trail systems throughout the community including a Salinas River / De Anza trailhead at the north end of town and other appropriate locations. On-going through the Salinas River Trail Grant program. 9. Acquire and improve a neighborhood park site in the vicinity of Del Rio Road and El Camino Real. On-going. 10. Require a pocket park to be dedicated and improved on the triangular lot west of the library in conjunction with any residential development of the parcel. On-going. 11. Future development of the Eagle Ranch property shall include a system of parks, recreation facilities, trails, and equestrian facilities. On-going and included as a part of Eagle Ranch concept plans. Policy 11.2: Encourage joint use of school facilities for public recreation purposes. 1. Work with the School District to formulate a program for joint use of facilities to attain a system of school-park complexes. On-going. Policy 11.3: Encourage park development on or adjacent to schools where appropriate. 1. Work with the schools to acquire and develop parks and facilities as appropriate, and execute necessary agreements to allocate maintenance and operation costs for joint use. On-hold. Policy 11.4: Encourage cooperative park and facility development programs. 1. Work with the County and other agencies to acquire and develop parks and facilities as appropriate. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Policy 11.5: Develop a method of financing park and recreational facilities and services throughout the City using a variety of revenue sources. 1. Acquire parkland through developer dedications (updating fee levels as necessary) or other financing mechanisms. On-going. 2. Use in-lieu fees to develop mini-parks. Mini-parks are hard to maintain from a City Stand Point. Private development may include them but fund the maintenance of such facilities. 3. Finance park operations in part through user fees where appropriate. On-going. Policy 12.1: Provide specialized recreation opportunities based on projected needs and standards identified in parks master plans. 1. Plan for funding on-going operations and maintenance to finance development of special facilities, a multi-purpose sports complex, tennis courts, recreation centers, play areas for children, equestrian trails, bike and jogging paths, and community centers. On-going. Policy 12.2: Emphasize the importance of recreation facilities as community resources. 1.Promote the Zoo, Lake Park, and other City parks as unique and valuable attractions On-going and City recently completed a new visitor’s center to add to user experience. 2. Establish a community/youth recreation center in the vicinity of downtown. Implemented and constructed. Community center is open. 3. Provide for public transportation connections to public parks and recreation facilities. On-going. 4. Provide a comprehensive signage program for pedestrian walkways, bikeways, equestrian trails, and recreation trails. On-going through the City’s wayfinding program and other sources. Policy 12.3: Develop and implement a program to improve water quality in Atascadero Lake with specific water quality standards to be provided in the This section is now implemented through the City’s Stormwater Management Plan. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Parks and Recreation Master Plan. Policy 13.1: Facilitate convenient location of goods and services needed by local residents. 1. Update and maintain the Zoning Ordinance to allow grocery stores and medical and professional offices at appropriate neighborhood nodes. Implemented. 2. Update and maintain the Zoning Ordinance to allow office, business, and health care services in the Commercial Park Zoning District. Implemented. Policy13.2: Encourage planned office development in appropriate locations. 1. Formulate a planned development process for office uses. On-going. Policy 13.3: Expand tourist commercial nodes to serve the traveling public at freeway interchanges and develop tourist destinations based on the Atascadero's rural character. 1. Promote tourism and travel industries. On-going. 2. Encourage hotel, conference, and resort development and protect potential sites from conversion to other uses. On-going. Construction of a Downtown Hotel and a new hotel on the end complete. Springhill Suites Hotel is under construction. 3. Update and maintain the Zoning Ordinance to allow additional uses in the Tourist Commercial zoning district. Implemented. 4. Promote the community's rural character, open space and oak woodlands in attracting tourist and develop tourist destinations based on these features. On-going. Policy 13.4: The City shall continue to take a long range view of its fiscal condition, and specifically the possibility of enhancing revenues, in order to maintain and, where ever possible and desirable, enhance current levels of service. 1. The City will work towards preparing a long range economic plan (often called a “strategic plan”) to develop a strategy for future fiscal health so that projected levels of service can be maintained and enhanced. On-going and completed with the City’s budget cycle. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 2. The City will annually adjust its long range revenue and expenditure projections to track changes in the City’s fiscal situation, so that both problems and opportunities can be anticipated and planned for. On-going. 3. The City will review it developer fees on a regular basis. On-going. 4. The City will minimize its road maintenance responsibilities by requiring private funding mechanisms such as assessment districts for the maintenance of new local streets. On-going and completed as a part of HOA/CCR’s and other funding mechanisms. Policy 14.1: Encourage existing uses to continue providing needed products and services. 1. Continue to support Chamber of Commerce efforts to market goods and services available in Atascadero, including those produced locally. On-going. 2. Identify locations with adequate land to accommodate new commerc ial and industrial development. On-going. Policy 14.2: Attract new development and land uses that provide jobs and services for residents, provided that those uses are consistent with the City’s character. 1. Update the Zoning Ordinance to allow craft uses in appropriate locations, including multi-tenant incubator spaces. On-going. 2. Update the Municipal Code to adequately regulate home occupation uses Implemented. 3. Update the Zoning Ordinance to allow commercial recreation development at the northern gateway to the City. On-going. Policy 14.3: Plan for a regional commercial center near Highway 101. 1. Update the Zoning Ordinance to allow regional retail (including auto and home furnishing) uses in appropriate locations. Implemented. Policy 14.4: Ensure that City regulations and processes support economic development opportunities. 1. Review and Update the Zoning Ordinance to address any regulatory impediments to attracting target businesses, and to facilitate desired business expansions and reuse On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Policy 15.1: Growth should be directed to areas where services can be provided in a cost-effective manner. On-going. Policy 15.2: Maintain an updated Capital Improvements Program (CIP) that forecasts needs at least five years into the future and conforms to General Plan policies and programs. 1. The Planning Commission shall annually review the Capital Improvement Program for consistency with the General Plan and forward its findings to the City Council On-going with the last update completed in 2012. 2. Prepare and implement master storm drainage plans. On-going with the Public Works department. Policy 15.3: Ensure that adequate service capacity and facilities exist prior to approving new development. 1. Coordinate with the Atascadero Municipal Water Company to provide for adequate facilities and water supplies. On-going. 2. Require all new projects and new development requiring domestic water to be served by the Atascadero Municipal Water Company unless a waiver is granted by the Planning Commission through a Conditional Use Permit. On-going. 3. Coordinate with other local and regional public service providers to identify and ensure adequate service levels for all public services and facilities. On-going. 4. Update the municipal code to require new single-family residential development on lots within 200-feet of an existing public sewer system to be required to extend and connect to the public sewer when topographically possible. Implemented. 5. Continue to support regional planning for solid and hazardous waste disposal. On-going. 6. Continue to provide police and fire staffing and facilities as necessary to meet community needs. On-going. 7. Incorporate public safety measures in development project design. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 8. All residential projects of 100 or more dwelling units shall be required to prepare a Fiscal Impact Report prior to any discretionary approvals. The Fiscal Impact Report shall analyze all revenues, service costs and facilities costs associated with a project. The City shall require the establishment of Facilities Districts and / or Maintenance Districts to cover revenue short falls on a project. On-going and completed as a part of the Dove Creek and Woodlands Specific Plan. Policy 15.4: Extend services only when the City has funding for additional improvements identified in the CIP. 1. Include in the CIP a prioritized list of projects, timing, cost estimates, responsible department, and funding sources. On-going. Policy 15.5: Two tiers of public service will be provided within the City based on the Urban Services Line (USL). 1. The Urban Services Line defines the area that will eventually be furnished with major public and quasi-public services. This area will be served by some or all of the essential urban services, including : a) Creekway & Horse Trails b) Solid Waste Disposal c) Cultural Facilities d) Storm Drainage (based Master storm drainage plans for selected sub-drainage basins) e) Streets and sidewalks f) Improvement Districts g) Street Sweeping h) County Library i) Street Trees j) Parks k) Public Utilities l) Emergency Services (Level of Service 1) m) Water n) Sewers On-going. 2. The Rural Services Area is the area outside of the USL and consists of the remainder of the City within the City boundaries. Services to be provided are: o) Creekway & Horse Trails p) Rural Streets q) Solid Waste Disposal r) Improvement Districts On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status s) Public Utilities t) Water u) Emergency Services (Level of Service 2 & 3) v) Fire risk management program with backyard burning Sewering of areas with poor percolation and high rates of septic system failure Policy 15.6: Ensure that new development pays the cost of providing and/or installing all capital facilities needed to support it, including the infrastructure necessary to attract high - tech and professional support businesses. 1. Continue to condition approval of new development on collection of impact fees and/or construction of facilities, as appropriate, adequate to fund facilities to serve new development. On-going. Policy 15.7: Continue to support effective regional planning for solid and hazardous waste disposal. 1. Continue to require solid waste collection within the City. On-going. 2. Maintain on going communication with solid waste disposal service providers. On-going. Circulation Policy 1.1: Plan, fund and implement circulation improvements necessary to comply with adopted City safety and level of service standards, and the General Plan Circulation Diagram. 1. Maintain an updated Capital Improvement Plan and pursue construction of the circulation system improvements of the Circulation Element. On-going. 2. Require dedications and new development to be consistent with the Circulation Diagram and the Circulation Facilities Diagram. On-going . 3. Enhance vehicular, bicycle, pedestrian access and travel within the Downtown. On-going and completed with new bicycle lanes along El Camino Real and Lewis Avenue 4. Preserve options for future transportation facilities in advance of development by such means as identifying routes, reserving rights-of- way, establishing setbacks to accommodate future road width, and limiting access along arterials. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 5. Design future roadway extensions and connections to allow travelers to choose reasonably direct paths to destinations. On-going. General Plan Amendment needed to address the Complete Streets Act. City Council needs to provide input 6. Maintain an equitable funding and capital expenditure system for roadway improvement that includes requiring developers to provide for construction of their fair-share portion of arterial, collector, and local streets at the time of development On-going. Policy 1.2: Provide regional facilities to minimize through-traffic intrusion on local streets and to avoid barriers to local traffic. 1. Cooperate with Caltrans and SLOCOG to prepare a US 101 North Corridor Study and the Atascadero Route 101/El Camino Real Corridor Study. On-going. 2. Coordinate transportation planning efforts with local, regional, State and federal agencies, to maintain and upgrade State roadways, where appropriate, including the elimination of existing substandard conditions at freeway interchanges. On-going. 3. Provide sufficient capacity on arterial and collector streets to discourage through traffic on local roadways. On-going. 4. Restrict truck traffic by ordinance to designated routes identified in the Truck Route Diagram except for access to local destinations. On-going. 5. Trucks routes shall be clearly mark with a comprehensive signage program. On-going. 6. Establish a Memorandum of Understanding between the City of Atascadero and Caltrans that identifies the City's responsibility for collecting fees and funding improvements for US 101. On-going. 7. Update the City's Capital Facilities Fees consistent with the requirements of AB 1600 and include funding for Caltrans facilities. On-going. Policy 1.3: Maintain LOS C or better as the standard at all intersections and on all arterial and collector roads. Upon City Council approval, accept LOS D where 1. Require new commercial development design to avoid diverting traffic through existing residential neighborhoods. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status residences are not directly impacted and improvements to meet the City’s standard would be prohibitively costly or disruptive. 2. Require traffic studies and updating of the City traffic model for all projects involving amendments to the zoning map or General Plan land use diagram or circulation element. On-going. 3. Locate high traffic generating uses along arterial streets with a minimum number of driveways. Driveways and access points should be shared whenever possible. On-going. 4. Encourage mixed-use development with residential and commercial densities high enough to increase the rider base for local and regional transit systems. On-going. Policy 1.4: Preserve the winding, tree- lined nature of the city street system in hillside areas. 1. Continue to allow flexible street design standards to allow roads to curve around hillsides to preserve rural character and help limit vehicle speed. On-going. 2. Develop a program and development standards for planting street trees and landscaping on arterial streets and at major intersections. On-going. Policy 1.5: Maintain an adequate and well-designed supply of off-street parking, particularly in commercial, industrial, and higher- density residential areas. 1. Require all development to provide sufficient and convenient parking areas with minimal conflict with street traffic. On-going. 2. Require shared parking via reciprocal easement in commercial and industrial areas whenever possible. On-going and completed as necessary. 3. Require off-street parking areas to include landscaping, screening, lighting and shade trees to mitigate adverse visual impacts and provide comfort for users. On-going. 4. Update and maintain the Parking Ordinance to reflect current parking trends and uses. On-going. Policy 2.1: Provide for a comprehensive system of creekside trails, roadside 1. Require all subdivisions and developments to provide bikeway and trail alignments and facilities consistent with the Bikeway and Trail Diagram On-going and completed as a part of the City’s City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status pathways, equestrian trails, multi-use trails and bikeways to connect neighborhoods, schools, commercial, and recreation areas, in accordance with the Bikeway and Trail Plan. Error! Reference source not found. and any applicable Bicycle Transportation Plans. adopted Bicycle Master Plan. 2. The Bikeway and Trail system shall be comprised of Class I, Class II, Class III and multi-use trails that are appropriate the location and projected use as defined in Error! Reference source not found.. On-going. 3. Adopt and maintain a Bicycle Transportation Plan that will provide development standards and classifications for all trail corridors. Adopted in 2012. 4. Road abandonment request shall be reviewed for potential trail locations. Where roads are not desirable but pedestrian access would provide a public benefit a trail right-of-way shall be provided. On-going. 5. Access, protection, and expansion of the historic De Anza Trail is a hi gh priority. On-going and active with De Anza Trail Grant. 6. Local bikeway and trail projects shall be coordinated with regional projects whenever possible. On-going. 7. Develop a trail master plan for Atascadero Creek between Camelita Road and the Salinas River. On-going. 8. A pedestrian and bicycle connection between Atascadero and Templeton shall be coordinated with SLOCOG, San Luis Obispo County and Caltrans. On-going and active with De Anza Trail Grant. 9. Provide a system of pedestrian and equestrian trailhead access points to the Salinas River corridor that prevent motor vehicle access. On-going. 10. Require that all major subdivisions and lot line adjustments involving 20 or more lots to provide a bikeway and trail plan. On-going. 11. Work with private property owners on the westside of town to establish On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status formal trails and maintain access to existing trails. 12. Plan for a pedestrian and equestrian bridge across the Salinas River at Curbaril Avenue On-going. Policy 2.2: Accommodate bicycles at major destinations including downtown, bus stops, schools, and other public facilities. 1. Encourage the use of bicycles by designing bicycle facilities and access points into all new development projects. On-going as a part of the development review process. 2. Require adequate and safe bicycle access and bicycle parking in conjunction with new development. On-going as a part of the development review process. Policy 2.3: Promote walking as an alternative to vehicle travel in retail district and multi-family areas. 3. Develop pedestrian-friendly design standards that apply to all residential and commercial projects and require construction of adequate sidewalks and/or pedestrian trails in new development. On-going as a part of the development review process. 4. In conjunction with the Safe-Routes to School Program, adopt and maintain a sidewalk system map identifying the locations of required sidewalks. The system will consist of continuous routes that connect higher density neighborhoods, schools, parks, shopping areas, and work places. On-going. 5. Sidewalks shall not be required in single-family areas with lot sizes of ½ acre and greater, but walkable shoulders and / or trails will be required. On-going 6. Enhance the Downtown streetscape so that it is an enjoyable experience for pedestrians. On-going and completed with Lewis Avenue Bridge, El Camino Real Bridge and other streetscape improvements completed as a part of the RDA program. Policy 3.1: Promote alternatives to single-occupancy vehicle travel, particularly for commute trips. 1. Seek funding for programs that promote transit, ridesharing, bicycling and walking. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 2. Support efforts to improve shuttle service to downtown and major shopping and employment centers. On-going. Policy 3.2: Encourage expansion of public transit as needed to meet the changing needs of the area for local and regional access, including fixed route and demand response where appropriate. 1. Work with Central Coast Area Transit and SLORTA to encourage use of local and regional public transit. On-going. 2. Provide fixed routed transit with bus shelters along El Camino Real. On-going. 3. Support and encourage the use and expansion of Park & Ride facilities. On-going. Policy 3.3: Comply with the Transportation Demand Management program requirements of the San Luis Obispo County Clean Air Plan to reduce peak period trip generation. 1. Support programs to encourage employers to promote transit use, such as flexible work schedules. On-going. Safety & Noise Policy 1.1: Support response programs that provide emergency and other services to the public when a disaster occurs. 1. Provide required training to ensure the readiness of response teams. On-going. 2. Follow statewide Standardized Emergency Management System procedures. On-going. 3. Reduce the time and effort required to obtain permits for emergency repair work, including coordinating with State and Federal agencies prior to any event. On-going. 4. Maintain and upgrade critical facilities. On-going. Policy 1.2: Help prepare and organize residents to respond appropriately to 1. Support education in the schools that teaches children how to avoid On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status disasters. dangers and behave during an emergency. 2. Support the efforts of many organizations – government, radio, newspapers and TV stations, utilities, emergency response providers, the Office of Emergency Services, and our health community – that provide outreach and education to the community. On-going. 3. Support the efforts and education of people with disabilities to respond appropriately to emergencies. On-going. 4. Develop an emergency evacuation program for the neighborhoods in the west hills that are subject to high fire hazards. On-going. 5. Coordinate circulation element street designations and road improvement projects with evacuation routes. On-going. Policy 1.3: Coordinate with County and State agencies, news media, and others working to reduce the risks of disasters through effective preparedness, response and recovery. 1. Establish a Point of Information (PIO) to meet with agency and media representatives. On-going. Policy 1.4: Expand and update the database of safety related information, including Geographic Information System (GIS) data, and convey that information to the public and decision makers. 1. Maintain an updated City GIS hazard map with information on fire hazard areas, native plant fuel loads, flood zones, un-reinforced masonry buildings, underground storage tanks, landslide areas, earthquake faults, pipelines, high voltage electrical transmission lines, railroads, state highways, underground storage tanks, and evacuation routes. On-going. 2. Seek from other government, academic and private organizations new data that can be used for emergency preparedness and response. On-going. 3. Share hazard information with nearby jurisdictions, private and public organizations, and the general public. On-going. Policy 1.5: Perform assessments aimed at reducing or eliminating long-term risks to 1. Assist with public and private rebuilding efforts, provision of housing for displaced residents, and resumption of service, business and government On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status improve the efficiency and decrease the cost of disaster response and recovery. functions. 2. Provide assistance to agencies and organizations involved in disaster recovery. On-going. 3. Identify agencies needed to participate in assessing damage, providing citizens with care and shelter, and repairing critical infrastructure. On-going. 4. Ensure duplicate storage of essential City records. On-going. Policy 2.1: Enforce federal regulations regarding placement of structures in floodplains, and maintain appropriate standards for development in flood-prone and poorly drained areas (refer to Figure II- 8). 1. Augment existing GIS and other data regarding low-lying areas with information obtained during storms. On-going. 2. Develop a prioritized list of proposed capital improvement projects for low-lying, flood-prone areas, and seek funding for those projects. On-going. 3. Perform flood-related preventive maintenance and repair, and ensure that all flood-related work in riparian areas minimizes impacts to biological resources. On-going. Policy 2.3: Prepare the City to respond to flood emergencies. 1. Train City personnel to a level appropriate to their positions and responsibilities to respond to flood emergencies. On-going. 2. Require new subdivisions to construct a system of all weather emergency access connections consistent with the City's Emergency Evacuation Plan. On-going. 3. Identify and map appropriate evacuation routes for neighborhoods along the Salinas River. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Policy 2.4: Minimize the risk of dam failure. 1. Work with State and Federal agencies to assist with inspection and maintenance of the Salinas and Atascadero Lake Dams. On-going. 2. Maintain a dam failure evacuation plan to guide public officials that includes use of the emergency alert system to notify the public. On-going. Policy 3.1: Carefully site and configure new development in higher fire risk areas 1. Encourage the clustering of lots and buildings in higher fire hazard areas to reduce the need for multiple response teams during fires. On-going. 2. Require Fire Department and Atascadero Mutual Water Company review of subdivision design to ensure adequate fire flows and access for emergency vehicles, and compliance of structures with Fire and Building Codes. On-going. 3. Require fire resistant material in building construction in fire hazard areas. On-going. 4. Require defensible space around all structures, especially in higher fire hazard areas. On-going. Policy 3.2: Plan for adequate facilities, equipment, and personnel to meet fire fighting demands. 1. Update the Fire Department Master Plan every five years. On-going. 2. Continue to plan for future facility, equipment, communication system, and personnel requirements. On-going. 3. Coordinate with the County to obtain information generated during the update of the Salinas River Area Plan relevant to improving fire suppression capabilities. On-going. Policy 3.3:. Sustain the ability of the Fire Department to respond to emergencies. 1. Prepare, adopt, and maintain standards of coverage for the Fire On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Department specific to the geography of Atascadero. 2. Maintain mutual aid agreements with other fire and emergency service agencies in rural areas of the community On-going. 3. Train Fire Department personnel in wildfire risk assessment. On-going. 4. Maintain a fire-related GIS database to assist decision-makers with analyzing development proposals, and update the database when new CDF/County Fire Department fire hazard severity maps become available. On-going and Fire Department reviews development proposal based on the construction or entitlement type. 5. Develop GIS based fuel load mapping in conjunction with the native tree mapping program. Implemented. 6. Provide ongoing fire prevention public education programs. On-going. 7. Develop and codify uniform standards for maximum slope of streets, driveways, and fire access roads for all new development. Implemented and codified in both the subdivision and zoning ordinance. 8. Continue to cooperate with the Atascadero Mutual Water Company to improve and expand fire flows and hydrant locations. On-going. Policy 3.4: Adopt programs to reduce the impacts of fires. 1. Develop regulations that balance the need for defensible area around homes with the preservation of Native Trees and habitats. On-going. 2. Inform homeowners of fire dangers, appropriate responses to fire, and ways to prevent loss. On-going. 3. Continue to promote the efforts of the Fire Safe Council. On-going. 4. Train fire fighters to educate property owners and the public. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 5. Require Fire Department review of development plans to assure adequacy of access for equipment, water supplies, construction standards, and vegetation clearance. Implemented. Fire Department reviews development plans to ensure fire safety standards are met. 6. Ensure that sufficient water supplies are available for protection of structures and encourage built-in fire protection systems such as sprinklers. On-going. 7. Require the installation of residential fire sprinklers on new construction in all areas with a fire response time of 8-minutes or greater. Implemented. California Building Codes now require fire sprinklers in new construction for all residential and non- residential applications. 8. Amend to Municipal code to require the installation of fire sprinkler systems of all commercial and industrial buildings regardless of size. Implemented. California Building Codes now require fire sprinklers in new construction for all residential and non- residential applications. 9. Support the Memorandum of Understanding between the Atascadero City Fire Department and the Air Pollution Control District that allows burning within the Urban Reserve Line of Atascadero where a fire hazard is present and the vegetation cannot be abated by any other means or other alternatives. On-going with CalFire. Policy 4.1: Ensure that developments, structures, and public facilities adequately address geologic and seismic hazards. 1. Disseminate information to the public to improve awareness of geologic hazards and seismic safety. On-going. 2. Continually update information about faults and geologic hazards (including GIS data and geologic and fault mapping), and encourage the California Division of Mines and Geology to provide new and updated geologic hazard data for inclusion in the database. On-going. 3. Conduct studies to assess seismic activity within the Nacimiento fault zone in the southwestern part of the City and SOI prior to approving City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status construction of new structures in the mapped fault traces. 4. When projects are proposed in geologically hazardous areas, require development applicants to submit reports, technical documents, and plans reviewed by a State-licensed independent geologist or geotechnical engineer, and that include that expert’s opinion as to whether documents were prepared in accordance with standard practices, applicable codes, and regulations pertaining to geologic hazards. On-going. Policy 4.2: Ensure that structures are designed and located to withstand strong groundshaking, liquefaction, and seismic settlement. 1. Enforce UBC provisions pertaining to grading and construction relative to seismic hazards. As a part of the building permit process, the City enforces all aspects of the California Building Code, as adopted by the City. 2. Update the UBC as necessary to promote seismic safety in structural designs. On-going. 3. Enforce UBC requirements for addressing liquefaction potential in the design of structures. On-going. 4. Require geotechnical studies for development in areas with moderate to high liquefaction potential that include analysis of seismic settlement potential and specify appropriate mitigation. On-going. Policy 4.3: Avoid development in areas at risk for slope failure when possible, and ensure that hillside developments employ appropriate design and construction techniques. 1. Continue to require slope stability assessments by appropriate registered professionals for developments in areas of known slope instability, landslides, or slopes steeper than 10 percent. On-going. 2. Require slope stability studies for subdivisions prior to delineating lot lines and building envelopes. On-going based on slope selection of sites. 3. Prohibit new development in areas of high risk landslide activity, unless On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status plans demonstrate prior to development that the hazard can be reduced to a less than significant level. 4. Prohibit expansion of existing structures or developments in areas of high risk landslide activity, except when it will reduce the potential for loss of life and property. On-going. 5. Require development proposals to mitigate landslide and slope stability impacts on neighboring property, structures, and infrastructure. On-going. 6. Enforce UBC provisions and other applicable ordinances regulating development on sloping ground. On-going. Policy 4.4:. Improve the ability of City personnel to respond to seismic emergencies. 1. Train City personnel to a level appropriate to their position and responsibilities to adequately and safely respond to seismic emergencies. On-going. Policy 5.1: Reduce the potential for exposure to humans and the environment from hazardous substances. 1. Require businesses that use, store, or transport hazardous materials to ensure that adequate measures are taken to protect public health and safety On-going. 2. Work with Caltrans to require all transport of hazardous materials to follow approved routes. On-going. 3. Work with Union Pacific to ensure adequate precaution and preparedness regarding rail transport of hazardous materials. On-going. 4. Coordinate with AMWC to protect well fields from hazardous materials. On-going. Policy 5.2: Reduce the potential for pesticide exposure to humans and the environment. 1. Ensure that emergency first responders and dispatch operators know to contact the County Agricultural Commissioner’s Office for technical assistance in the event of a pesticide-related emergency. On-going. 2. Work with pesticide applicators (including commercial users and homeowners) to ensure necessary measures are taken to protect public health and safety. On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status 3. Provide information and technical guidance to encourage implementation of Integrated Pest Management strategies. On-going. Policy 5.3: Minimize potential hazards and spills from oil and gas pipelines and underground storage tanks. 1. Work with pipeline owners and operators and appropriate County and State agencies to develop adequate prevention and cleanup strategies. On-going. 2. Work with property owners, AMWC and County Environmental Health to abate Leaking underground storage tanks and monitor existing tanks for leakage. On-going. Policy 5.4: Support County efforts to maintain a high level of radiation emergency preparedness and ensure that the public receives necessary information about the Diablo Canyon Power Plant. 1. Coordinate with County and PG&E to review and update information about emergency preparedness and evacuations. On-going. Policy 5.5: Address unreinforced masonry buildings consistent with State Law. 1. Continue to require reinforcement necessary to meet adopted structural standards of buildings identified pursuant to State law. On-going. 2. Work with property owners and the redevelopment agency to develop programs to reinforce and preserve historic masonry structures within the downtown district. With the dissolution of the RDA, the City continues to work with building owners to reinforce UMB’s in the City on a case by case basis. 3. Utilize GIS to map the location of all unreinforced masonry buildings in the City. Implemented. The Building Division maintains and updates this list as buildings are removed or reinforced. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status Noise Policy 1. The noise standards in this chapter represent maximum acceptable noise levels. New development should minimize noise exposure and noise generation. The City shall maintain a Noise Ordinance that implements the requirements of the Noise Element. On-going. Policy 2. New development of noise -sensitive land uses shall not be permitted in areas exposed to existing or projected future levels of noise from transportation noise sources which exceed 60 dBn or CNEL (70 Ld,/CNEL for playgrounds and neighborhood parks) unless the project design includes effe ctive mitigation measures to reduce noise in outdoor activity areas and interior spaces to or below the levels specified for the given land use in Error! Reference source not found.. On-going. Policy 3. Noise created by new transportation noise sources, including roadway improvement projects, shall be mitigated so as not to exceed the levels specified in Error! Reference source not found. within the outdoor activity areas and interior spaces of existing noise sensitive land uses. On-going. Policy 4. New development of noise-sensitive land uses shall not be permitted where the noise level due to existing stationary noise sources will exceed the nois e level standards of Error! Reference source not found. unless effective noise mitigation measures have been incorporated into the design of the development to reduce noise exposure to or below the levels specified in Error! Reference source not found.. On-going and reviewed based on noise sensitive land uses. Policy 5. Noise created by new proposed stationary noise sources or existing stationary noise sources which undergo modifications that may increase noise levels shall be mitigated so as not to exceed the noise level standards of Error! Reference source not found. on lands designated for noise-sensitive uses. This policy does not apply to noise levels associated with agricultural operations. On-going. Policy 6. The City shall consider implementing mitigation measures where existi ng noise levels produce significant noise impacts to noise-sensitive land uses or where new development may result in cumulative increases of noise upon noise-sensitive land uses. On-going. 1. The City shall review new public and private development propos als to determine conformance with the policies of this Noise Element. On-going. 2. Allow noise barriers and modifications to buildings containing noise- sensitive uses only when site planning alone cannot adequately accomplish noise reduction. On-going. 3. Require all noise barriers and sound attenuation walls to be constructed On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status of architecturally attractive materials and buffered with landscaping. 4. Amend the zoning ordinance to require masonry sound attenuation barriers between commercial and residential districts. On-going. 5. When mitigation must be applied to satisfy the policies in Chapter 3.3, the following priorities for mitigation shall be observed, where feasible: First: Setbacks/open space separation Second: Site layout/orientation/shielding of noise-sensitive uses with non-noise-sensitive uses Third: Construction of earthen berms Fourth: Structural measures: acoustical treatment of buildings and noise barriers constructed of concrete, wood, or materials other than earth On-going 6. Where the development of a project subject to discretionary approval may result in land uses being exposed to existing or projected future noise levels exceeding the levels specified by the policies, the City shall require an acoustical analysis at the time the application is accepted for processing. For development not subject to discretionary approval and/or environmental review, the requirements for an acoustical analysis shall be implemented prior to the issuance of a building permit. The requirements for the content of an acoustical analysis are given in the following section. On-going based on the type of use proposed. 7. The City shall develop and employ procedures to ensure that noise mitigation measures required pursuant to an acoustical analysis are implemented in the development review and building permit processes. On-going. 8. The City shall develop and employ procedures to monitor compliance with the policies of the Noise Element after completion of projects requiring noise mitigation. On-going. 9. The City shall enforce the State Noise Insulation Standards (California Code of Regulations, Title 24) and Chapter 35 of the Uniform Building Code (UBC). On-going. 10. The City shall request the California Highway Patrol, the County Sheriff, On-going. City of Atascadero 2025 General Plan Policies & Programs Review – Section F Policy Program Status and local police departments to actively enforce the California Vehicle Code sections relating to adequate vehicle mufflers. 11. The City shall purchase new equipment and vehicles only if they comply with noise level performance standards based upon the best available noise reduction technology. Alternatives to the use of existing noisy equipment, such as leaf blowers, shall be pursued. On-going. 12. The City shall periodically review and update the Noise Element to ensure that noise exposure information and specific policies are consistent with changing conditions within the City and with noise control regulations or policies enacted after the adoption of this element. On-going. 13. The City shall make the Acoustical Design Manual available to the public so that the public can incorporate noise reduction measures into private projects consistent with the goals and policies of this Noise Element. On-going. 14. The City shall consider one or more of the following mitigation measures where existing noise levels significantly impact existing noise-sensitive land uses or where cumulative increase in noise levels resulting from new development significantly impact noise-sensitive land uses: a) Rerouting traffic onto streets that have low traffic volume onto streets that do not adjoin noise-sensitive land uses. b) Rerouting trucks onto streets that do not adjoin noise-sensitive land uses. c) Construction of noise barriers. d) Lowering speed limits e) Acoustical treatment of buildings f) Programs to pay for noise mitigation such as low cost loans to owners of noise-impacted property or establishment by developer fees. On-going. ITEM NUMBER: ITEM NUMBER: 3 DATE: 2-17-15 Attachment Section 3 – 2014 Housing Element Progress Report Attachment 1 page 1 of 8 - O 1500 30-year deed restricted per affordable housing policy 2 deed restricted units plust 10 units sold or sales price deemed affordable using County housing formula Southside Villas 5+O 0 0 16 0 16 12 moderate units Sold or sales price deemed affordable using County housing formula 30-year deed restricted per affordable housing policy 7 deed restricted moderate 2nd unit casitas West Front Village (duplex)2-4 O 2 1 3 0 6 30-year deed restricted per affordable housing policy Deed restricted Very Low, Low Income Units Sycamore Place 2-4 O 0 0 12 0 12 87Estancia (Las Lomas / Woodridge SP)SF West Front Village SF O 0 0 8 0 8 8 moderate units Sold or sales price deemed affordable using County housing formula Las Lomas Apartments 5+R 0 0 0 20 20 0 2019 Annual Building Activity Report Summary - New Construction Very Low-, Low-, and Mixed-Income Multifamily Projects (11) Total Extremely Low-Income Units* Dove Creek 2-4 Units Portion Villas at Montecito Oak Haven Village Vista Dorada (Las Lomas/Woodridge SP) Oak Ridge Estates (3F Meadows) 4 4 moderate units Sold or sales price deemed affordable using County housing formula 12 moderate units Sold or sales price deemed affordable using County housing formula 18 moderate units Sold or sales price deemed affordable using County housing formula 20 0 77 Table A 162 0 77 4 1212 8 Housing without Financial Assistance or Deed Restrictions Assistance Programs for Each Development Tenure R=Renter O=Owner Affordability by Household Incomes Unit Category 5 5a Est. # Infill Units* 3 4 Very Low- Income Low- Income Above Moderate- Income See Instructions See Instructions (10) Total by income Table A/A3 ► ► 2 1 0 30-year deed restricted per affordable housing policy ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Housing with Financial Assistance and/or Deed Restrictions 0 Reporting Period 2014 1 2 Housing Development Information Project Identifier (may be APN No., project name or address) 6 7 42 0 Note below the number of units determined to be affordable without financial or deed restrictions and attach an explanation how the jurisdiction determined the units were affordable. Refer to instructions. Moderate- Income 20 82 (9) Total of Moderate and Above Moderate from Table A3 ► ► ► ► ► ► SF O * Note: These fields are voluntary 0 0 0SFO O OSF SF Deed Restricted Units 0 0 42 Total Units per Project 0 O 0 00 2-4 Attachment 1 page 2 of 8 -2019 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Reporting Period 2014 No. of Units Permitted for Moderate 00 1 5 Table A2 0 7. Number of infill units* 180 54 0 1. Single Family 3. 5+ Units Affordability by Household Incomes 2. 2 - 4 Units (2) Preservation of Units At-Risk 0 Annual Building Activity Report Summary - Units Rehabilitated, Preserved and Acquired pursuant to GC Section 65583.1(c)(1) (5) Total Units by Income 4. Second Unit Extremely Low- Income* TOTAL UNITS Please note: Units may only be credited to the table below when a jurisdiction has included a program it its housing element to rehabilitate, preserve or acquire units to accommodate a portion of its RHNA which meet the specific criteria as outlined in GC Section 65583.1(c)(1) 6. Total Activity Type No. of Units Permitted for Above Moderate 0 0 0 0 0 0 0 18 5. Mobile Homes 0 (3) Acquisition of Units (4) The Description should adequately document how each unit complies with subsection (c )(7) of Government Code Section 65583.1 0 0 0 0 (1) Rehabilitation Activity 0 00 Annual building Activity Report Summary for Above Moderate-Income Units (not including those units reported on Table A) * Note: This field is voluntary * Note: This field is voluntary Very Low- Income Low- Income 0 0 Table A3 Attachment 1 page 3 of 8 -2019 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Reporting Period 2014 20192014201520162018 Year 6 98 2 Permitted Units Issued by Affordability Enter Calendar Year starting with the first year of the RHNA allocation period. See Example. Year 8 Year 7 Very Low 69 208 185 95 Remaining Need for RHNA Period ► ► ► ► ► 164 Total RHNA by COG. Enter allocation number:393 Above Moderate 95 185 69 0 Deed RestrictedLow Deed RestrictedModerate 11 76Non-deed restricted Non-deed restricted 1 2020 2021 61 76 11 2 96 1 Total Units to Date (all years)Year 4 Year 1 Year 5 Table B 2017 Income Level Deed Restricted Non-deed restricted 0 Year 2 62 Regional Housing Needs Allocation Progress -18 Total Units ► ► ► Total Remaining RHNA by Income LevelYear 3 RHNA Allocation by Income Level Note: units serving extremely low-income households are included in the very low-income permitted units totals. Attachment 1 page 4 of 8 -2019 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Reporting Period 2014 1.1.16 Continue to work with non- profits Staff will continue to encourage use of PDs for high quality design. N/A Provide 20 Units 100 affordable units On-going The City will be working with the developers of the Eagle Ranch Specific Plan to identify location and the size of expansion necessary to accommodate growth in that area Only one project (Eagle Ranch) meets this criteria at this time. Applicants are completing a Specific Plan. On-going Since 2007, 11 manufactured units have been issued On-going Table C Program Implementation Status On-going on a per project basis. 1.1.13 Updating 2nd Unit Ordinance On-going 1.1.15 Adopt vertical mixed-use ordinance Completed Completed in 2013 1.1.9 Rural Residential Zone 2014 Staff has yet to begin work on this ordinance. This may need to carry over into the next housing element cycle. 1.1.12 Adopt an inclusionary housing ordinance 2013 N/A 1.1.10 Adopt an affordable housing density bonus ordinance that establishes procedures for obtaining and monitoring density bonuses 1.1.11 Update feasibility analysis of inclusionary housing policy to reflect current market conditions 25 units 2012 Completed N/A City staff has reviewed work from consultant. Based on market trends and the uptick on older projects, the affordable housing policy in place is working. Additional work may be directed by the City Council. N/A On-going Staff has no intentions on modifying this ordinance at this time. Completed in 2013 1.1.14 Maintain Condo Conversion Ordinance 1.1.8 PD Overlays / PD 25 On-going75 Units 1.1.3 Street and Infrastructure Improvement Projects N/A On-going 1.1.4 Specific Plans for residential projects of 100 or more units On-going 1.1.6 Support the extension and expansion of sewer service for the Eagle Ranch On-going 1.1.5 Continue to Allow Manufactured Housing and Group Housing Program Description (By Housing Element Program Names) Name of Program Objective Timeframe in H.E.Status of Program Implementation 1.1.1 Un-accomodated need from previous RHNA (2001-2006) Adequate sites for 2001- 2006 RHNA Completed 1.1.2 Provide adequate sites 146 low and very low income units at 20 units per acre for 2007-2014 RHNA Completed City Council amended the zoning code and general plan for adequate sites as a part of the City's Housing Element adoption The City amended the General Plan and the Zoning Ordinance, that provided adequate sites for 505 very low and low-income units at a minimum of 20 dwelling units per acre “by right” (without a Conditional Use Permit or other discretionary action) on certain sites or in certain zones. At least half (50 percent) of these sites were zoned for residential uses only as a part of the housing element adoption. Housing Programs Progress Report - Government Code Section 65583. Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element. At this time, Staff feels the inclusionary policy provides the flexibility necessary to provide affordable units. Council may direct staff to continue to explore adoption of an inclusionary housing policy. 2nd Unit ordinance will need to be reviewed as a part of the 2014 housing element. 70 units 40 units N/A 50 units Staff is working these organizations providing support where necessary. 1.1.7 Downtown Housing 20 units Staff will continue to work with developers of the Colony Square project for redesign of the residential units. This compoent remains as a part of the development. Additional development interest in downtown housing remains. Attachment 1 page 5 of 8 -2019 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Reporting Period 2014 on-going on-going The City will continue to maintain this overlay district to preserve and protect historic colony homes. The City continues to maintain GIS data in regards to historic buildings and sites. 2.2.2 Maintain GIS mapping of historic building and sites 3.1.2 Energy Conservation Outreach N/A City Staff continues to monitor the status of affordable housing rental units and for sale units in partnership with the SLO County Housing Authority Table C Program Implementation Status 50 units The City will continue to maintain its sliding scale of density for sloped lots. 3.1.1 Promote environmentally sustainable building practices on-going suspended 2.2.1 Continue to implement Historic Site overlay district 1.1.19 Amend the zoning ordinance to establish minimum density for medium and high density uses Completed Completed in 2013. 1.11.20 Two story height limit wavier in RMF Zone with CUP on-going suspended The City's building department continues to enforce Title 24 requirements upon review of building plans that require energy reports. 3.1.3 Title 24 compliance N/A 2.1.2 Participate in federal grant programs 25 units on-going The City will continue to participate in obtaining these funds and will seek how to gain additional grants with the loss of the RDA. 2.1.3 Maintain sliding scale ordinance on-going on-going The City's RDA was dissolved in 2/1/2012 because of state legislation. The continuation of this program will be evaluated based on the outcome of what the State wants to do with the City's existing RDA housing fund. Status of Program Implementation 2.1.5 Monitor Subsidies/affordability 2.1.4 Allocate funds in the RDA housing set aside for rehabilitation N/A N/A on-going Staff provides necessary assistance in completing applications for funds on-going 2.1.1 investigate ways to meet its housing needs through rehabilitation and preservation of existing units 30 units on-going While this is on-going, the City has lost its primary funding tool when the RDA was dissolved. The City will continue to find ways to rehabilitate structures. Program Description (By Housing Element Program Names) Housing Programs Progress Report - Government Code Section 65583. Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element. Name of Program 1.1.18 Continue contract for Section 8 housing participation 1.1.17 Work with developers to help obtain loans The City continues its contract with the San Luis Obispo Housing Agency. N/A 2012 Staff has yet to commence this ordinance. This will be reviewed and carry over into next housing element cycle. 40 units N/A 3.1.4 AB 811 implementation 4.1.1 Temporary use of churches as homeless shelters Objective Timeframe in H.E. on-going In partnership with PG&E and San Luis Obispo Green Build, there are various brochures available to homeowners that detail energy conservation. on-goingN/A N/A N/A N/A This program has been suspended due to pending litigation because fannie and freddie mac would not issue loans. The City continues to encourage local churches to provide temporary shelters for the homeless population. N/A N/A City staff continues to work with developers and homeowners to help site and development to avoid environmental impacts. Attachment 1 page 6 of 8 -2019 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Reporting Period 2014 5.2.2 Track affordable housing projects 4.3.5 2nd Floor Downtown Residential Units 4.3.4 Work with non-profits to identify funding sources for very-low/extremely low income groups 5.1.1 Understanding economic and employment impacts on housing 10 units 5 units N/A on-going N/A N/A 6.1.1 Consolidating all actions relating to a specific project N/A The City tracks all housing projects and provides status updates to both the Council and Planning Commission. on-going Staff continues this practice for ease of tracking. 4.3.2 Leverage Redevelopment Funds Completed in 2013. N/A suspended The City created 2 units through this program. At this time the program has been suspended due to the dissolution of the RDA. on-going RDA funds are no longer available. City Staff will work with non- profits for any grant funding opportunities. on-going City Staff attend economic roundtables and other events as continuing education of these impacts. N/A n/a on-going suspended 5.2.1 Development Standards and Construction methods on-going As City staff identifies issues with the municipal code and advance construction methods, the City will amend the code as necessary. 4.3.1 First time buyers program for Low-Income households 5 units suspended This program has been suspended due to the dissolution of the RDA. Staff will seek any grant funding available to continue this program. The City continues to support proper permitting of group housing in accordance with state law. The City will completed changes to the RMF zoning that clarifies that both small and larger residential care facilities are permitted by right. Name of Program Timeframe in H.E.Status of Program Implementation 4.2.2 Reasonable Accommodations - Fair Housing Act N/A Completed Completed4.1.4 SB 2 Compliance Objective 4.2.1 ADA Compliance with California Building Code 4.1.2 Local Motel Vouchers City Staff continues to comply with ADA standards for new and change of occupancy building projects.on-going N/A This program has been suspended due to the dissolution of the RDA. This program may be continued once direction is given by the State on the future of the City's Housing set aside fund. on-going Completed in 2013. 4.3.4 Affordable Housing Participation Checklist on-going 5.1.2 Constraints on financing for multi- -family development 75 units This program has been suspended due to the dissolution of the RDA. This program may be continued once direction is given by the State on the future of the City's Housing set aside fund. N/A N/A The City will continue to utilize the checklist to evaluate affordable housing projects for any potential future funding that may become available. City Staff continues to work with developers, key stakeholders, and property owners on overcoming constraints in project design to help facilitate financing. Table C Program Implementation Status Program Description (By Housing Element Program Names) Housing Programs Progress Report - Government Code Section 65583. Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element. 4.1.3 Residential Care facilities on-going 4.3.3 Housing Rehabilitation Funds suspended 40 units The City will continue to work with local non-profits and obtain CDBG grant funding for this program Attachment 1 page 7 of 8 -2019 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Reporting Period 2014 Completed City Staff solicited a proposal for completion of this.6.1.8 Review impact fees Housing Programs Progress Report - Government Code Section 65583. Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element. 6.1.6 Incentives for developers for units that are affordable to lower income households 6.1.7 Single Room Occupancy policies Staff utilized the DRC to make determinations that may necessitate further entitlement such as a CUP. Staff provides pre-application and technical assistance to all projects when requested. 6.1.2 Minor modifications through adjustment procedure and substantial changes through a CUP. Name of Program Objective Timeframe in H.E.Status of Program Implementation N/A Table C Program Implementation Status Program Description (By Housing Element Program Names) The City's process streamlining is already expediting projects. Developers can defer development impact fees until final occupancy. Completed in 2013. N/A N/A 6.1.5 Pre-Application and technical assistance for affordable housing projects 6.1.4 Maintain pre-approved stock development plans on-going 6.1.3 Process Streamlining on-going on-going Completed N/A N/A N/A N/A 2012 on-going The City created the Design Review Committee in 2010 to help with project streamlining and review. The DRC has been helpful in working out issues that normally would have been dealt by Planning Commission or simply at a staff level. Stock plans are available for larger projects. Attachment 1 page 8 of 8 -2019 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction City of Atascadero Reporting Period 2014 General Comments: September 2, 2003 Page 1 of 20 Atascadero Planning Commission Staff Report - Community Development Department Callie Taylor, Senior Planner, 470-3448, ctaylor@atascadero.org Nichole Garner, Planning Intern, 470-3470, ngarner@atascadero.org  PLN 2014-1515 Amendment to CUP 2000-0014 / TPM 2014-0102 Home Depot Center Master Plan of Development Amendment Proposed Drive-through Restaurant 805 El Camino Real (Atascadero 101 Associates / Garing Taylor) SUBJECT: The proposed project consists of an application to amend the Home Depot Center Master Plan of Development. The subject site is a vacant parcel located between Staples and El Camino Real. The Master Plan Amendment proposes reducing the size of an unbuilt, previously approved 18,000 square foot (sq. ft.) retail building to 10,000 sq. ft., and adding a 4,500 sq. ft. drive-through restaurant. A Tentative Parcel Map (TPM) is proposed to subdivide the existing lot into two (2) parcels. RECOMMENDATION: Design Review Committee Recommends Planning Commission: 1. Adopt Resolution PC 2015-0002 approving an amendment to Conditional Use Permit 2000-0014 (Home Depot Center Master Plan of Development) to allow a drive-through restaurant, based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 2. Adopt Resolution PC 2015-0003 approving the proposed Tentative Parcel Map 2014-0102, based on findings and subject to Conditions of Approval and Mitigation Monitoring. ITEM NUMBER: 4 DATE: 2-17-15 Situation and Facts 1. Applicant: Garing Taylor & Associates 141 S. Elm St., Arroyo Grande, CA 93420 2. Property Owner: Atascadero 101 Associates 2925 Bristol St., Costa Mesa, CA 92626 3. Project Address: 805 El Camino Real, Atascadero, CA 93422 APN 049-045-022 4. General Plan Designation: Commercial Park (CPK) 5. Zoning District: Commercial Park (CPK); Planned Development #9 6. Site Area: 2.16 acres 7. Existing Use: Parking lot & vacant grading building pad 8. Environmental Status: Consistent with the Mitigated Negative Declaration prepared for the phased development of the Home Depot commercial center and certified by the Planning Commission on March 16, 1999 DISCUSSION: Surrounding Land Use and Setting: North: Residential Single Family (0.5 acre lot min) (RSF-X) South: Rural Suburban (RS) East: Commercial Park (CPK) / Planned Development #9 West: Commercial Park (CPK) / Planned Development #9 & HWY 101 Background The Master Plan of Development for the project site was originally approved i n March 1999. The project included a Planned Development 9 (PD-9) overlay to allow the phased construction of 239,000 sq. ft. of commercial buildings on 27 acres at the north end of El Camino Real. Soon after the original approval, the master plan was amended to include a ±128,000 sq. ft. Home Depot and a 13-lot Parcel Map. The center included Phase I on the east side of El Camino Real with the Home Depot, a large retail outparcel, and two (2) drive-through buildings. Phase II was located on the west side of El Camino Real with two (2) large retail buildings and one (1) drive-through. The Master Plan of Development and PD-9 designation apply to both sides of El Camino Real. 1999 Home Depot Center Master Plan of Development Several subsequent Conditional Use Permit (CUP) Amendments have been approved over the past 15 years to modify the Master Plan of Development. The most recent CUP Amendment was for the Marriott Spring Hill Suites, located in Phase 2 on the west side of El Camino Real, and approved in 2012. Phase I is currently constructed with the Home Depot, Starbucks drive-through, a nail salon, 8,000 sq. ft. retail (mattress sales), and a 14,600 sq. ft. Staples retail building. All parking lots, project landscape, and site access points have been installed. One (1) vacant building pad remains in Phase 1 next to Staples. The site is currently approved for an 18,000 sq. ft. retail building. Phase 1 Phase 2 Staples Vacant pad Starbucks Phase I, vacant pad approved for 18,000 sq. ft. retail next to Staples Design Review Committee The City’s Design Review Committee (DRC) reviewed the proposed project in September 2014. The DRC requested minor modifications be made to the architecture of the drive-through restaurant, and requested a crosswalk be considered between the new hotel and proposed fast food restaurant. On a 5-0 vote, the DRC recommends the Planning Commission approve the proposed project with these modifications. ANALYSIS: Proposed CUP Amendment for Drive-through Restaurant The current CUP Amendment proposes a 4,500 sq. ft. drive -through restaurant near the east side of El Camino Real. The restaurant would be located in the existing parking lot on the vacant parcel next to Staples. The drive -through entrance and exit are designed to take access directly from the interior parking lot; therefore the drive-through will not conflict with any of the center’s main drive aisles or ad jacent city streets. A wide landscape planter is provided on the backside of the drive-through to help with screening and provide a buffer next to El Camino Real. The existing graded building pad next to Staples is proposed to be modified to allow a 10,000 sq. ft. retail building. This is a reduction in size from the 18,000 sq. ft. building which was previously approved for this location with the Master Plan of Development. Proposed Site Plan for Drive–through Restaurant & 10,000 sq. ft. Retail Proposed Drive-through restaurant Existing Starbucks Proposed reduction to future retail at this location Existing Staples Parking The existing number of parking spaces on the subject site would be reduced by the addition of the new drive-through restaurant. Three (3) existing rows of parking located on the south end of the parcel between Staples and El Camino Real wo uld be removed to accommodate the new drive-through restaurant. One (1) new row of parking would be added on the north end of the parcel next to the new retail building. The added parking on the north end of the parcel is made possible due to the reducti on in size of the retail building from the previously approved 18,000 sq. ft. down to 10,000 sq. ft. Although total number of parking spaces in the center will be reduced, sufficient parking will remain to serve the shopping center for all proposed and existing uses. A parking calculations table has been provided (see Attachment 3), which identifies that the site is currently well under-parked and adequate parking is available to meet the Municipal Code requirements. Based on the approved uses for the Master Plan of Development, a total of 699 parking spaces are required to serve the entire shopping center, including the hotel and conference center. A total of 1,105 parking spaces would be provided with the proposed amendment. Landscape A conceptual landscape plan has been submitted. The planting scheme is consistent with the existing landscape within the shopping center. Shade trees are provided throughout the parking lot and adjacent to all drive aisles and city streets. A bio swale is proposed between the drive-through restaurant and El Camino Real, located in a wide landscaped area near the project’s main entrance. All new plantings shall be drought tolerant, consistent with the City’s water efficient Landscape Ordinance. Any areas which are disturbed by construction shall be relandscaped prior to final. Proposed Conceptual Landscape Plan Proposed Conceptual Landscape Plan Proposed Drive-through Elevations The proposed drive-through restaurant is designed to match the architecture of the adjacent retail buildings. The building is proposed with two-toned beige and tan stucco walls, a clay tile roof, reddish toned slate tile as an accent, and canvas awnings which are similar to those used at Starbucks next door. At the September DRC meeting, the Committee discussed making minor modifications to the rooflines to create a more three-dimensional massing. These modifications have been incorporated by the project architect in the proposed elevations. Proposed Drive-through Elevations Proposed Retail Elevations: The 10,000 sq. ft. retail building proposed adjacent to Staples is designed to match the existing Staples building. The two-toned color scheme wraps around the building with some upper moldings to add articulation on the side and rear facades. The west elevation includes pop outs, and the rear of building steps back, in order to avoid a large blank façade facing El Camino Real. Staff and DRC recommend the elevations for this building be approved as proposed. Proposed Retail Building Elevations Signage Building mounted wall signs are identified on the proposed elevations for both buildings. Wall signs are proposed on all four (4) sides of the drive-through restaurant. The signs are appropriately scaled to the size of the building. For the re tail building, wall signs are proposed on front and west side elevation facing El Camino Real. Signs shall be designed to meet the size allowances identified in the existing CUP conditions of approval, consistent with the existing Staples building and Sta rbucks drive-through. Monument signs on El Camino Real and two (2) pylon signs were previously approved for the project; no new free standing signs are proposed with this CUP Amendment. Staples Tentative Parcel Map Tentative Parcel Map 2014-0102 has been submitted in order to subdivide the existing 2.16 acre lot into two (2) parcels. The 10,000 sq. ft. retail building is proposed on Parcel 1, which would be 1.30 acres. Parcel 2 would contain the drive-through on its own separate 0.86 acre lot. Shared access and parking are provided throughout the development via existing agreements and easements. Traffic and Circulation Study A complete traffic analysis has been provided in order to determine if the new drive- through will generate traffic numbers that may have potential impacts on the adjacent city streets and intersections. The analysis assumes that fifty percent (50%) of all restaurant traffic would be considered internal capture, pass -by, or diverted-linked trips and would not be considered new to the study-area. The remaining fifty percent (50%) would be considered primary trips. Cumulative traffic volumes were forecast assuming development of current approved and pending projects, including multifamily and single family residential development near El Camino Real and the Del Rio Road Area Specific Plan (Walmart and the Annex). The analysis concluded that the project would not generate significant impacts to the study-area intersections based on the City’s traffic impact thresholds. Based on the traffic volumes and the acceptable levels of service forecast for the surrounding intersections, installation of traffic signals would not be warranted as a result of the project. Intersections and Highway 101 ramps will operate at a level of ser vice A or B. See Attachment 4 for complete report. Proposed Parcel Map New Pedestrian Crossing At the September DRC meeting, it was requested that the applicant and staff look into the possibility of installing a crosswalk on El Camino Real to provide a pedestrian crossing between the new hotel and the proposed fast food restaurant. The project’s traffic engineer has considered the proposal and is recommending that a crosswalk be installed just north of the proposed driveway intersection that will serve the hotel. Proposed crosswalk on El Camino Real to connect hotel and restaurant This segment of El Camino Real is forecast to carry low daily traffic volumes that are well below the acceptable capacity. The Traffic & Circulation Study states that the roadway segment is relatively flat and straight thus a driver’s visibility would not be impaired to see pedestrians crossing the street. The traffic study also recommends installing advanced warning pedestrian crossing signs in order to alert drivers of possible pedestrians in the roadway. The crosswalk and warning signals have been incorporated as conditions of approval for installation in conjunction with the proposed drive-through restaurant. Proposed Crosswalk Environmental Review The proposed Master Plan of Development Amendment and TPM are consistent with the Mitigated Negative Declaration (MND) which was originally prepared for the phased development of the Home Depot commercial center and certified by the Planning Commission on March 16, 1999. The 1999 MND considered the phased construction of 239,000 square feet of commercial buildings on 27 acres, and included three (3) drive -through buildings. The MND includes a comprehensive list of mitigation measures to address any potential impacts to air quality, traffic, biological resources, aesthetics, noise, drainage, and other environmental factors. Prior amendments and site plan changes to the Home Depot center were found to be consistent with this 1999 CEQA document. The proposed 10,000 sq. ft. retail building and 4,500 sq. ft. drive-through restaurant on the subject parcel are consistent with the original project scope for CEQA purposes. The updated Traffic and Circulation Study show that the proposed amendment will not have new traffic impacts which would be inconsistent with the original CEQA and adopted mitigation measures. The site has been previously graded and no additional tree removals are proposed with the amendment. General Plan Consistency The proposed project is consistent with the following General Plan Lan d Use Element Goals and Policies: Land Use Program 1.1.7: Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utili ties and public services exist. Goal LOC 13: Provide a sound economic base to sustain the City’s unique character by establishing a range of employment and business opportunities and generate sufficient revenue to support adequate levels of public services, and environment, social and educational quality. Land Use Policy 13.1: Facilitate convenient location of goods and services needed by local residents. Goal LOC 14: Retain and expand existing business and attract new businesses to improve the availability of goods and services. Conditional Use Permit Findings The CUP process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as the appropriateness of use, architectural design, site design, landscape, signage, and specific standards of the Zoning Ordinance. The Planning Commission must make the following five findings in order to approve the proposed CUP Amendment within the commercial park zone: 1. The proposed project or use is consistent with the General Plan, as well as the City’s Appearance Review Manual and any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. Staff Comment: The retail and restaurant use at this location are consistent with the General Commercial designation of the General Plan and the General Plan Land Use Element Goals LOC 13 and LOC 14, Policies 13.1 and Land Use Program 1.1.7. The proposed signage complies with the original conditions of approval. The Design Review Committee has reviewed the proposal and is recommending approval with the incorporated architectural changes which were made. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment: As conditioned, the project satisfies the special use permit provisions for of Atascadero Municipal Code, including the Planned Development #9 overlay zone. The existing parking is adequate to serve the proposed use. 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 retail use and drive-through restaurant, located within an existing commercial park development, 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 buildings would fill a vacant space located in an existing retail shopping center. The change of use will help to bring people to the shopping center where they will be able to find a variety of goods and services in one location. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use, as conditioned, is consistent with the traffic projections and road improvements anticipated within the General Plan. A Traffic and Circulation Study has been prepared which identifies that existing intersections and roadways are sufficient to accommodate the proposed uses. Based on staff’s analysis in the preceding sections, it appears that all of the required findings for approval of CUP 2000-0014 can be made. Conclusion: The applicant has submitted an amendment to the Home Depot Center Master Plan of Development to construct a 10,000 sq. ft. retail building and a 4,500 sq. ft. drive-through restaurant in place of the previously approved 18,000 sq. ft. retail building. The proposed TPM would subdivide the existing lot into two (2) parcels in accordance with the two buildings proposed. Based on the above analysis and incorporated conditions, staff believes that the findings for approval of the CUP amendment and TPM can be made. ALTERNATIVES: 1. The Commission may include modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Commission must specify the reasons for denial of the project and make an associated finding with such action. ATTACHMENTS: Attachment 1: Location Map, General Plan, and Zoning Attachment 2: Aerial Photo Attachment 3: Parking Calculations Attachment 4: 2014 Traffic and Circulation Study Attachment 5: 1999 Certified Mitigated Negative Declaration Attachment 6: Draft Resolution PC 2015-0002, CUP Amendment Attachment 7: Draft Resolution PC 2015-0003, Tentative Parcel Map ATTACHMENT 1: Location Map, General Plan and Zoning Zoning: Commercial Park (CPK); PD #9 General Plan Designation: Commercial Park (CPK) Subject Site Master Plan of Development Area ATTACHMENT 2: Aerial Photo of Home Depot Center: Phases I & II 900 El Camino Real Master Plan of Development Phase II Marriott hotel & 2 retail outparcels Phase I Home Depot Center Subject Site of CUP Amendment: Proposed drive-through restaurant & 10,000 sq. ft. retail building ATTACHMENT 3: Parking Calculations ATTACHMENT 4: 2014 Traffic and Circulation Study See Following ATTACHMENT 5: Mitigation Monitoring Program Per Mitigated Negative Declaration Certified March 16, 1999 For the Home Depot Commercial Center Phase I & II ATTACHMENT 6: Draft Resolution PC 2015-0002: Amendment to Conditional Use Permit DRAFT RESOLUTION PC 2015-0002 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA APPROVING AN AMENDMENT TO CUP 2000-0014 TO MODIFY THE APPROVED MASTER PLAN OF DEVELOPMENT TO ALLOW A DRIVE-THROUGH RESTAURANT ON APN 049-045-022 (Atascadero 101 Associates/ Garing Taylor) WHEREAS, an application has been received from Atascadero 101 Associates, 2925 Bristol Street, Costa Mesa, CA 92626, (Owner) and Garing Taylor & Associates 141 S. Elm St., Arroyo Grande, CA 93420 (Applicant) to consider a project consisting of an Amendment to Conditional Use Permit 2000-0014 (Home Depot Master Plan of Development) to allow a 10,000 square foot retail space and a 4,500 square foot drive-through restaurant in Phase I on a 2.16 acre parcel at 805 El Camino Real (APN 049-045-022); and, WHEREAS, the site’s current General Plan Designation is Commercial Park (CPK); and, WHEREAS, the site’s current zoning district is Commercial Park with a Planned Development Overlay #9 (CPK/PD-9); and, WHEREAS, the commercial center is subject to a Master Plan of Development approved in the form of a Conditional Use Permit; and, WHEREAS, the proposed amendments are consistent with the previously certified 1999 Mitigated Negative Declaration prepared for the project; 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 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 Amendments; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 17, 2015, studied and considered amendments to CUP 2000- 0014, after first 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 for Approval of CUP 2000-0014 Amendment. The Planning Commission 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-9 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. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element; and, 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 the benefits derived from the Master Plan of Development amendment and PD-9 overlay zone cannot be reasonably achieved through existing development standards or processing requirements. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 17, 2015, resolved to amend the existing Master Plan of Development for the Home Depot center with the following amendments to Conditional Use Permit 2000-0014: EXHIBIT A: Conditions of Approval EXHIBIT B: Amended Site Plan (Phase I and II Overall) EXHIBIT C: Parking Calculations (Phase I and II) EXHIBIT D: Site Plan: Amended parcel, Pad 3 and Building C EXHIBIT E: Demo Plan: Amended parcel, Pad 3 and Building C EXHIBIT F: Grading and Utility Plan: Amended parcel, Pad 3 and Building C EXHIBIT G: Landscape Plan, Pad 3 and Building C EXHIBIT H: Elevations: Drive-through restaurant EXHIBIT I: Floor Plan: Drive Through Restaurant EXHIBIT J: Elevations: Retail Building C, 10,000 sq. ft. EXHIBIT K: Floor Plan: Retail Building C, 10,000 sq. ft. EXHIBIT L: Crosswalk Location on El Camino Real On motion by Commissioner _____________, and seconded by Commissioner __________ the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA ______________________________ Planning Commission Chairperson Attest: ______________________________ Planning Commission Secretary EXHIBIT A: Conditions of Approval Conditional Use Permit 2000-0014 Amendment 2015: Drive-Through restaurant Conditions of Approval Home Depot Center Master Plan of Development CUP 2000-0014 Amendment 2015 For Drive-through Restaurant and Retail Building Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. This Conditional Use Permit Amendment shall apply to modifications to the Home Depot Center Master Plan of Development regardless of owner. Ongoing PS 2. This amendment applies to APN 049-045-022, located in Phase I (East side of El Camino Real). All previous approvals within the Master Plan of Development, and previous conditions of approval, will remain in effect unless specifically modified or superseded by this resolution and attached Exhibits. GP / BP PS 3. The approval of this use permit shall become final and effective for the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. Ongoing PS 4. The Community Development Department shall have the authority to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. BP PS, CE 5. Approval of this Conditional Use Permit Amendment shall be valid for twenty-four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit or a time extension. BP PS 6. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning the subdivision. Ongoing 7. All subsequent Tentative Maps, Lot Line Adjustments and construction permits shall be consistent with the Master Plan of Development contained herein. FM / BP PS, CE 8. All exterior elevations, finish materials, and colors shall be consistent with the Master Plan of Development as shown in attached EXHIBITS subject to the following provisions:  All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance.  All trash storage, recycle storage, and air conditioning units shall be screened BP PS Conditions of Approval Home Depot Center Master Plan of Development CUP 2000-0014 Amendment 2015 For Drive-through Restaurant and Retail Building Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney from view behind architecturally compatible or landscaped enclosures.  Thematic mission/Mediterranean style lights shall be added to all building entry features.  Any exterior light fixtures shall be compatible with building design and the light fixtures currently installed in the shopping center, subject to staff approval.  Final color selection shall include compatible earth toned colors, subject to staff approval. 9. All roof-mounted equipment shall be screened from view in all directions. BP / FO PS 10. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure and painted to match the color of the surrounding building area. Gas and electric meters, electric transformers, and large water piping systems shall be completely screened from public view with approved architectural features and/or landscape plantings. BP / FO PS 11. All outdoor trash enclosures will be constructed of decorative masonry materials, solid masonry, split face block or stucco, with solid metal doors. The perimeter of all such facilities shall be landscaped when visible to the public. BP / FO PS 12. All site work, grading, and site improvements shall be consistent with the amended Master Plan of Development as shown in the attached EXHIBITS GP / BP PS, BS, CE 13. A final landscape and irrigation plan shall be approved by the City prior to the issuance of building permits and shall be included as part of site improvement plan consistent with EXHIBIT G, and as follows:  A final landscape and irrigation plan shall be consistent with the water efficient landscape ordinance.  Any landscape areas disturbed by construction shall be relandscaped prior to final.  A minimum 10-foot wide landscape planter shall be provided along the entire project street frontages.  Large canopy London Plane Tree (Plantanus acerifolia) street trees will be planted along the El Camino Real street frontages at 30-feet on-center.  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 the first building permit on-site.  All landscaping shall be drought tolerant. Turf areas shall be minimal and BP PS, BS Conditions of Approval Home Depot Center Master Plan of Development CUP 2000-0014 Amendment 2015 For Drive-through Restaurant and Retail Building Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney used only for recreation or event area purposes only. Low-lying drought- tolerant ground cover shall be used in parking areas & frontages in place of turf.  The plant palette shall include only species which have a high rate of survival in Atascadero’s climate zone. No thorny materials shall be placed adjacent to the bike trail.  Parking lot trees are required to have large canopies and good shading characteristics  Native variety oak trees shall be incorporated into the landscape plan.  All parking lot planter areas will include a reasonable combination of trees, shrubs and ground cover plantings  All slopes in excess of 2:1 shall be planted with slope stabilizing plant materials and installed with jute or nylon mesh. 14. All building and/or free standing site signs will be consistent with Master Sign Program (AUP 2000-0001) and attached EXHIBIT H and J BP PS 15. A photometric plan shall be submitted with building permits to ensure compliance with Municipal Code standards, and ensure no off-site glare. Building mounted light fixtures shall utilize lower wattage bulbs and/or be fully shielded, cut-off light fixtures in order to eliminate visible light sources and prevent off site glare. BP PS 16. A cross walk shall be installed on El Camino Real to provide a pedestrian crossing between the hotel and the new fast food restaurant. The crosswalk shall be located just north of the proposed driveway intersection that will serve the hotel, as identified in EXHIBIT L and the October 2014 ATE Traffic Study. Advanced warning pedestrian crossing signs shall be installed in order to alert drivers of possible pedestrians in the roadway, with final design specifications subject to City Engineer approval. The crosswalk and warning signals shall be installed prior to final of the drive-through restaurant. FO PS/PW 17. A bicycle storage rack with capacity for four bicycles shall be provided in a convenient and secure location near the front doors of each new building. BP PS 18. Landscape maintenance within the street medians shall be the responsibility of the applicant. The applicant shall enter into a landscape maintenance agreement with the City for the medians and any other offsite landscaping. The form of the agreement shall be approved by the City Attorney and City Engineer. FO CA CE 19. The project shall comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in section 6.4 of Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with GP / BP PS Conditions of Approval Home Depot Center Master Plan of Development CUP 2000-0014 Amendment 2015 For Drive-through Restaurant and Retail Building Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 20 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast-germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non-potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. 20. Low flow plumbing devices shall be installed where possible in buildings. BP PS 21. A will serve letter shall be obtained from the Atascadero Mutual Water Company to ensure adequate flow rates and water service is available. BP PS / BS Public Works Department Conditions 1. Prior to the issuance of building permits the applicant shall submit plans and supporting calculations/reports including underground utilities, erosion control and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. GP / BP CE 2. Prior to the issuance of building permits the applicant shall submit calculations to support the design of any storm water 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. Storm water collection system shall include provisions for capturing fuel spills using methods acceptable to the Regional Water Quality Control Board. GP / BP CE Conditions of Approval Home Depot Center Master Plan of Development CUP 2000-0014 Amendment 2015 For Drive-through Restaurant and Retail Building Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 3. Drainage basins or underground structures, if proposed, shall be designed to desilt, detain and meter storm flows as well as release them to natural runoff locations in accordance with the City of Atascadero Engineering Department Standard Specifications and Drawings Section 5 or as directed by the City Engineer. GP / BP CE 4. Applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) if greater than 1.0 acres is disturbed. The Regional Water Quality Control Board shall approve the SWPPP. GP / BP CE 5. 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 6. The applicant shall enter into a Plan Check / Inspection Agreement with the City if required by the City Engineer. GP / BP BD 7. The applicant shall be responsible for the relocation and/or alteration of all existing utilities which interfere or conflict with proposed improvements. GP / BP CE 8. The applicant shall install all new utilities underground. GP / BP CE 9. Prior to issuance of building permits the applicant shall pay all sewer annexation and connection fees. GP / BP CE 10. Prior to issuance of building permits the applicant shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City. All existing and proposed easements and all existing and proposed utilities shall be shown on the plans. GP CE 11. Prior to the final inspection, the applicant shall submit a written statement from a registered civil engineer that all frontage improvement, grading and drainage work has been completed and is in full compliance with the approved plans, City Codes and Standards and the Uniform Building Code (UBC) as applicable. FO CE 12. The applicant has submitted a project specific Traffic Study (Traffic Study). The Traffic Study indicated that a traffic signal at the San Ramon El Camino Real intersection was not warranted based on the cumulative + project + existing traffic volumes. The City’s 2006 Master Facilities Plan and Development Impact Fee Update Report identifies this intersection as being signalized in the future. Therefore, a portion of this project’s Traffic Impact Fee will be applied towards the eventual signalization of this intersection. If project uses change from what is shown in the 2014 traffic report update, then the installation of the signal shall be revisited and may be required to be installed by the applicant. Ongoing CE 13. Project applicant shall submit plans for the installation of a lighted crosswalk, thermoplastic striping, and signage at the midblock crosswalk on El Camino Real. Plans, equipment and specifications shall be acceptable to the City GP / BP CE Conditions of Approval Home Depot Center Master Plan of Development CUP 2000-0014 Amendment 2015 For Drive-through Restaurant and Retail Building Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Engineer prior to the issuance of an encroachment permit. 14. No structures shall be constructed over any storm drainage facilities or easements. BP CE 15. LID features such as bioswales shall be incorporated into the parking lot and onsite frontage landscape areas as feasible to filter the run off drainage before it leaves the site. The project shall comply with Section 5, Drainage, of the City’s Standard Drawings and Specifications. GP / BP CE Fire Department Conditions 1. Location of fire hydrant(s) to be determined by the Fire Marshall. BP FD 2. Fire Lane locations to be determined by the Fire Marshall. Fire lanes to be designed for proper width for truck access. Red curb or no parking signs to be installed. BP FD 3. Access roads and turning radiuses must meet ladder truck access standards. BP FD EXHIBIT B: Amended Site Plan (Phase I and II Overall) EXHIBIT C: Parking Calculations (Phase I and II) EXHIBIT D: Site Plan: Amended parcel, Pad 3 and Building C EXHIBIT E: Demo Plan: Amended parcel, Pad 3 and Building C EXHIBIT F: Grading and Utility Plan: Amended parcel, Pad 3 and Building C EXHIBIT G: Landscape Plan, Pad 3 and Building C EXHIBIT H: Elevations: Drive-through restaurant EXHIBIT I: Floor Plan: Drive-through Restaurant EXHIBIT J: Elevations: Retail Building C, 10,000 sq. ft. EXHIBIT K: Floor Plan: Retail Building C, 10,000 sq. ft. EXHIBIT L: Crosswalk Location on El Camino Real ATTACHMENT 7: Draft Resolution PC 2015-0003: Tentative Parcel Map DRAFT RESOLUTION PC 2015-0003 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 2014-0102, A TWO LOT SUBDIVISION CONSISTENT WITH A PD-9 MASTER PLAN OF DEVELOPMENT ON APN 049-045-022 (Atascadero 101 Associates/ Garing Taylor) WHEREAS, an application has been received from Atascadero 101 Associates, 2925 Bristol Street, Costa Mesa, CA 92626, (Owner) and Garing Taylor & Associates 141 S. Elm St., Arroyo Grande, CA 93420 (Applicant) to consider a project consisting of a Tentative Parcel Map to allow a two (2) lot subdivision of a 2.16 acre parcel at 805 El Camino Re al (APN 049-045- 022); and, WHEREAS, the site’s current General Plan Designation is Commercial Park (CPK); and, WHEREAS, the site’s current zoning district is Commercial Park with a Planned Development Overlay #9 (CPK/PD-9); and, WHEREAS, the commercial center is subject to a Master Plan of Development approved in the form of a Conditional Use Permit; and, WHEREAS, the proposed two lot Tentative Parcel Map is consistent with the previously certified 1999 Mitigated Negative Declaration prepared for the project; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative Parcel Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 17, 2015, studied and considered Tentative Parcel Map 2014- 0102, after first 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 finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District #9 Master Plan of Development (CUP 2000-0014). 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. 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 February 17, 2015, resolved to approve Tentative Parcel Map (TPM 2014-0102) subject to the following: Exhibit A: Tentative Parcel Map 2014-0102, AT14-0050 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 by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA ______________________________ Planning Commission Chairperson Attest: ______________________________ Planning Commission Secretary Exhibit A: Tentative Parcel Map 2014-0102 Exhibit B: Conditions of Approval Conditions of Approval APN 049-045-022 805 El Camino Real Tentative Parcel Map 2014-0102, Tract #AT14-0050 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. Planning Services 1. The approval of this Tentative Parcel Map shall become final and effective following approval of the 2015 amendment to CUP 2000-0014, Home Depot center Master Plan of Development. FM PS 2. Approval of this Tentative Parcel Map shall be valid for two years after its effective date. At the end of the period, the approval shall expire and become null and void unless a final map is recorded or 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 805 El Camino Real (APN 049-045-022) regardless of owner. On going PS 5. 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 6. 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 Public Works Department Conditions 1. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. FM PW 2. The applicant shall acquire title interest in any off-site land that may be required to allow for the construction of the public improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. FM PW 3. Drainage easements shall be provided, as needed, to accommodate both public and private drainage facilities. FM PW Conditions of Approval APN 049-045-022 805 El Camino Real Tentative Parcel Map 2014-0102, Tract #AT14-0050 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. 4. The Final Map shall be acceptable to the City Surveyor or City Engineer prior to the map being placed on the agenda for City acceptance. FM PW 5. Prior to recording the parcel map, the applicant shall submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. FM PW 6. Prior to recording the parcel map, the applicant shall set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. FM PW 7. Prior to recording the parcel map, the applicant shall pay all outstanding plan check/inspection fees. FM PW 8. Prior to recording the parcel map, the applicant shall have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map FM PW 9. Prior to the issuance of building permits the applicant shall submit plans and supporting calculations/reports including underground utilities, erosion control and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. GP / BP CE 10. Prior to the issuance of building permits the applicant shall submit calculations to support the design of any storm water 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. Storm water collection system shall include provisions for capturing fuel spills using methods acceptable to the Regional Water Quality Control Board. GP / BP CE 11. Drainage basins or underground structures, if proposed, shall be designed to desilt, detain and meter storm flows as well as release them to natural runoff locations in accordance with the City of Atascadero Engineering Department Standard Specifications and Drawings Section 5 or as directed by the City Engineer. GP / BP CE 12. Applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) if greater than 1.0 acres is disturbed. The Regional Water Quality Control Board shall approve the SWPPP. GP / BP CE 13. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or GP / BP CE Conditions of Approval APN 049-045-022 805 El Camino Real Tentative Parcel Map 2014-0102, Tract #AT14-0050 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. as directed by the City Engineer 14. The applicant shall enter into a Plan Check / Inspection Agreement with the City if required by the City Engineer. GP / BP BD 15. The applicant shall be responsible for the relocation and/or alteration of all existing utilities which interfere or conflict with proposed improvements. GP / BP CE 16. The applicant shall install all new utilities underground. GP / BP CE 17. Prior to issuance of building permits the applicant shall pay all sewer annexation and connection fees. GP / BP CE 18. Prior to issuance of building permits the applicant shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City. All existing and proposed easements and all existing and proposed utilities shall be shown on the plans. GP CE 19. Prior to the final inspection, the applicant shall submit a written statement from a registered civil engineer that all frontage improvement, grading and drainage work has been completed and is in full compliance with the approved plans, City Codes and Standards and the Uniform Building Code (UBC) as applicable. FO CE 20. The applicant has submitted a project specific Traffic Study (Traffic Study). The Traffic Study indicated that a traffic signal at the San Ramon El Camino Real intersection was not warranted based on the cumulative + project + existing traffic volumes. The City’s 2006 Master Facilities Plan and Development Impact Fee Update Report identifies this intersection as being signalized in the future. Therefore, a portion of this project’s Traffic Impact Fee will be applied towards the eventual signalization of this intersection. If project uses change from what is shown in the 2014 traffic report update, then the installation of the signal shall be revisited and may be required to be installed by the applicant. Ongoing CE 21. Project applicant shall submit plans for the installation of a lighted crosswalk, thermoplastic striping, and signage at the midblock crosswalk on El Camino Real. Plans, equipment and specifications shall be acceptable to the City Engineer prior to the issuance of an encroachment permit. GP / BP CE 22. No structures shall be constructed over any storm drainage facilities or easements. BP CE 23. LID features such as bioswales shall be incorporated into the parking lot and onsite frontage landscape areas as feasible to filter the run off drainage before it leaves the site. The project shall comply with Section 5, Drainage, of the City’s Standard Drawings and Specifications. GP / BP CE