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HomeMy WebLinkAboutDRC_2015-03-11_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, March 11, 2015 3:00 PM. City Hall Room 106 (1st Floor) 6500 Palma Avenue Atascadero, California CALL TO ORDER Roll Call: Chairperson Bob Kelley Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Roberta Fonzi Committee Member Jamie Kirk APPROVAL OF AGENDA PUBLIC COMMENT CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF FEBRUARY 11, 2015 1 City of Atascadero Design Review Committee Agenda Regular Meeting, March 11, 2015 Page 2 of 2 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2013-1472/ZCH 2013-0169/CUP 2013-0272 /DRC 2015-0065 American Care Home PD Overlay / Master Plan of Development Owner/Applicant: Lixia Zhang / Reynolds Construction Address: 1240 El Camino Real APN: 049-093-017 General Plan: Commercial Park (CPK) Zoning: Commercial Park (CPK) Project Area: 1.4 acres Existing Use: Residential Care Facility Proposed Use Expanded Residential Care Facility. Staff Recommendation: DRC to provide recommendation or input on items as required. COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next scheduled DRC meeting is March 25, 2015. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. 2 DRC Draft Action Minutes of 2/11/15 Page 1 of 5 CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting – Wednesday, February 11, 2015 3:00 P.M. City Hall, Room 106 6500 Palma Avenue, Atascadero, California CALL TO ORDER – 3:00 p.m. Chairperson Kelley called the meeting to order at 3:00 p.m. ROLL CALL Present: Chairperson Bob Kelley Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Jamie Kirk Absent: Committee Member Roberta Fonzi Staff Present: Deputy Community Development Director Dave Muehlhausen Senior Planner Callie Taylor Assistant Planner Alfredo Castillo City Manager Rachelle Rickard Public Works Director Nick DeBar Others Present: George Garcia Carol Florence Hammish Marshal Brian Englund APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Committee Member Dariz to approve the Agenda. Motion passed 4:0 by a roll-call vote. PUBLIC COMMENT None ITEM NUMBER: 1 DATE: 3-11-15 3 DRC Draft Action Minutes of 2/11/15 Page 2 of 5 CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF JANUARY 20, 2015 MOTION: By Committee Member Dariz and seconded by Committee Member Anderson to approve the Consent Calendar. Motion passed 4:0 by a roll-call vote. DEVELOPMENT PROJECT REVIEW 2. PLN 2014-1519 / DRC 2014-0049 / CUP 2003-0117 / TTM 2014-0107 PRINCIPAL MIXED USE – SITE DESIGN / PROJECT REVISIONS Property Owner: Principle Partners, LP, 835 Aerovista Place, Suite 230, San Luis Obispo, CA 93401 Applicant: Oasis Associates, Inc. C.M. Florence, 3427 Miguelito Court, San Luis Obispo, CA 93401 Certified Arborist: Ted Elder, CDPC, 6659 Morro Road, Atascadero, CA 93422 Project Title: PLN 2014-1519 / DRC 2014-0049 / TTM 2014-0107 Principal Mixed-Use Planned Development Amendment Project Location: 9105 Principal, Atascadero CA 93422 (San Luis Obispo County) APN: 030-491-013, 019, 020 Project Description: Proposed re-design of a previously approved project that includes a mix of small lot, single-family detached, and single-family attached (duplex) homes on individual lots. A commercial component is included with office spaces / residential units (mixed -use) and a proposed car-wash facility. The following is a breakdown of proposed uses within the master plan of development:  Single-Family residences (20 units);  Duplex Units (12 units);  2nd floor residential mixed-use units (6 units);  1st floor commercial mixed-use units (3,215 sf)  Carwash (1,945 sf proposed structures) on a 12,495 sf lot;  Drainage facilities  Tot-lot  Passive open space areas General Plan Designation: General Commercial / Medium Density Residential Zoning District: Residential Multi-Family (RMF-10) / General Commercial / PD-24 Proposed Environmental Determination: Initial Study / Mitigated Negative Declaration in progress Staff Recommendation: DRC recommends to the Planning Commission approval with recommendations to the proposed architecture, parking calculations, and landscaping. 4 DRC Draft Action Minutes of 2/11/15 Page 3 of 5 Assistant Planner Castillo gave the staff report and answered questions. PUBLIC COMMENT The following people spoke during public comment: George Garcia, Carol Florence and Hammish Marshal. Chairperson Kelley closed the Public Comment period. The DRC agreed with staff that the following areas of concern raised at the previous DRC meeting have now been addressed by the applicant.  Parking space increased to the required count of 110 dedicated (non-driveway) spaces  A more agrarian or farmhouse architectural look to the car wash structure as opposed to an industrial look  Regulation of business hours and noise issues by moving the blowers inside  Residential concerns allayed by better positioning of 2-story units next to existing residences, elimination of second floor balconies, substantial decorative wood fencing, and additional buffering landscape screening  Traffic concerns reviewed by Public Works and mitigated by dedicated left and right turn lanes and red curb restrictions on street parking for clear line-of-sight onto Principal Ave MOTION: By Committee Member Kirk and seconded by Chairperson Kelley that the DRC recommend to the Planning Commission approval of the project based on the changes and improvements as detailed above. Motion passed 4:0 by a roll-call vote. 5 DRC Draft Action Minutes of 2/11/15 Page 4 of 5 3. PLN 2014-1520 / DRC 2015-0063,SYLVESTER’S PLAYHOUSE / STREETSCAPE Senior Planner Taylor gave the staff report and answered questions. PUBLIC COMMENT The following people spoke during public comment: Brian Englund. Chairperson Kelley closed the Public Comment period. The Committee discussed the area left vacant by the removal of the large oak tree. Business owner would like to utilize the area. Committee has concerns regarding current proposal for playhouse, including location next to sidewalk, architecture style, requirement for full height access door, height of structure, safety issues, and the shared liability with the city. During the meeting, applicant made a proposal to temporarily fill the area with pavers and landscaping instead of constructing the proposed playhouse. Property Owners/ Applicants: Gary Englund and Brian Englund, 6455 El Camino Real, Atascadero, CA 93422 Project Title: PLN 2014-1520 / DRC 2015-0063 Sylvester’s playhouse/ streetscape Project Location: 6455 El Camino Real, Atascadero CA 93422 (San Luis Obispo County) APN: 029-344-033 Project Description: A request has been submitted for an encroachment permit to construct a playhouse structure within the City right-of-way in front of Sylvester’s Burgers on West Mall. A 90-foot wide public right-of-way exists on both West Mall and East Mall, and the area has historically been designated as a landscaped parkway, planted with Coast Live Oak trees. The new play structure is proposed at approximately 160 square feet, and is proposed to be located in place of the 64-inch Coast Live Oak which was recently removed. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed Environmental Determination: CEQA Class 3 Categorical Exemption: Section 15303. New Construction of small structures Staff Recommendation: Staff has provided two (2) options for DRC consideration: 1. Authorize concept for a playhouse structure within the City right-of-way, subject to design modifications to address appearance of structure, frontage landscaping and tree replanting, access, safety, and a use agreement; or, 2. Refer the item to City Council for review in conjunction with a comprehensive downtown replanting plan to regenerate the Coast Live Oak trees on East Mall and West Mall, as directed by City Council at the October 14, 2014 hearing regarding the tree removal. 6 DRC Draft Action Minutes of 2/11/15 Page 5 of 5 MOTION: By Committee Member Dariz and seconded by Committee Member Anderson to allow applicant to install pavers on an interim basis in place of the oak tree. This area would not be allowed to be used for additional parking. A comprehensive downtown replanting plan will be discussed by City Council and the temporary pavers may be required to be removed at a later date. Motion passed 4:0 by a roll-call vote. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT The American Care Home facility expansion is to be brought before the DRC at the next meeting. Chairperson Kelley questioned the status of the Korean BBQ Restaurant; Staff stated that building permits had been issued and the project was on track. ADJOURNMENT – 3:55 p.m. MINUTES PREPARED BY: _______________________________________ Judi Schaeffer, Recording Secretary t:\~ design review committee\minutes\minutes 2015\draft action drc minutes 2.11-15.docx 7 ITEM NUMBER: 2 DATE: 3-11-15 Atascadero Design Review Committee Report In Brief - Community Development Department Alfredo R. Castillo, AICP, (805) 470-3436, acastillo@atascadero.org PLN 2013-1472/ZCH 2013-0169/CUP 2013-0272/DRC 2015-0065 American Care Home PD Overlay / Master Plan of Development Owner/Applicant: Lixia Zhang / Reynolds Construction Address: 1240 El Camino Real APN: 049-093-017 General Plan: Commercial Park (CPK) Zoning: Commercial Park (CPK) Project Area: 1.4 acres Existing Use: Residential Care Facility Proposed Use Expanded Residential Care Facility. Staff Recommendation: DRC to provide recommendation or input on items as required. Design Review Items  Zoning  Site Plan / Parking / Landscaping  Architectural Elevations 8 ITEM NUMBER: 2 DATE: 03-11-15 Background: The property owner is in the process of requesting an upgrade to an existing care facility located at 1240 El Camino Real. The property owner currently operates a 36 bed care facility with a total of eight (8) employees. The care facility provides services to patients with mental challenges and disabilities. This type of residential care facility is a much needed service not only in the City, but County-wide. The property owner and project design team have worked with City Staff since June of 2010 to develo p a solution to expand the proposed facility from 36 beds to a maximum of 50 beds with a maximum of 12 employees. City Staff has outlined the possible requirements to expand the proposed residential care facility through various correspondences with the applicant’s representative. Currently the site is designated and zoned Commercial Park (CPK) which allow for a mix of commercial and light industrial uses. Residential Care is neither an allowed or conditionally allowed use within this zoning designation. The applicant was advised to submit for both a Planned Development overlay (zone change) with a master plan of development (CUP) for a proposed expansion of the care facility. The applicant is proposing a new 14-bed care home with an additional two (2) apa rtments for use by employees that totals 5,416 square feet. Additional parking area and a new detached garage would also be constructed. In addition to the proposed new facilities, improvements are proposed along El Camino Real, consistent with the Atascad ero Municipal Code (AMC) for new development. A summary table of the entire project is listed below. DRC Action: DRC is being asked to provide direction to staff regarding the following: 1. Zoning concerns and continued processing of the application 2. Site Plan / Parking / Landscaping 3. Architectural Elevations Master Plan of Development – American Care Home Building # Use Square Footage (sf) 1 Proposed 14-bed care facility w/ 2nd story caretaker units (2 apartment units total) 5,416 2 Existing residential unit 1,860 3 Existing 36 bed care facility 7,546 4 Existing residential unit 965 5 Existing residential unit 598 6 Proposed detached garage 792 Total Building sf 17,177 9 ITEM NUMBER: 2 DATE: 03-11-15 Item #1: Zoning concerns and Processing of the Application The applicant is proposing to expand an existing residential care facility within the Commercial Park zoning designation (CPK). Residential Care facilities (RCF) are not an allowed use or a conditionally allowed use in the CPK zoning district. Staff has attempted to articulate this issue as early as 2010 to the property owner and the applicant’s representative. The applicant was advised to submitt an application to begin processing a zone change for a planned development overlay district and a master plan of development (CUP) to allow for a potential expansion of an existing RCF at 1240 El Camino Real. In 2013, the applicant submitted an application for a Planned Development Overlay Zone Change and Conditional Use Permit to establish Residential Care Facilities as a permitted use within the new PD overlay zoning district. Staff reviewed the history of the property. A RCF has been at this location since the incorporation of the City. The area of El Camino Real where this project is located extending south toward Del Rio Road and north toward Santa Cruz Road adjacent to Highway 101 had been previously designated Public (P) by both the 1983 and 1992 Atascadero General Plan. In June of 1998, the City Council approved a General Plan Amendment and subsequent zone change from Pub lic (P) to Commercial Park (CPK). As stated in the original staff report for the GPA and ZCH from P to CK, it was determined that there was a lack of interest in developing these properties as public or quasi-public uses between 1983-1998. City Staff recognized the need to “expanded employment opportunities and strengthening of the economic base in the City” (Attachment X). With the General Plan Amendment, Staff felt this area was suitable for the CPK designation due to its inclusion within the Urban S ervices Line (USL), freeway accessibility, and freeway visibility. In addition to the General Plan Map Amendment (GPA) and zoning district change, the Council also amended the list of conditionally allowed uses to accommodate some of the existing uses in t he study area which were determined to fit within the desired commercial character of the area. These uses included:  Animal Hospitals;  Mini Storage;  Membership Organizations (Elks Lodge). The 1998 GPA recognized that the residential care facility would be rendered a “non- conforming use”, however residential care was not included in the list of amended conditional uses. The Staff report noted that the care facility would be better located in a residential area with the intent of the CPK designation as uses that generate employment opportunities and tax revenues for the City. General Plan and Zoning District conformity: The City’s adopted General Plan requires that the Commercial Park land use designation and corresponding zoning district be consistent with the following: 10 ITEM NUMBER: 2 DATE: 03-11-15 Commercial Park Land Use Designation – Atascadero 2025 General Plan This designation applies to areas along the northern portion of El Camino Real to accommodate uses that require large parcels, such as automobile and mobile home sales, factory outlet, centers, traveler designation and recreation complexes, craft uses, nurseries, and planned commercial development. Certain types of light industrial uses, including research and development facilities and clean manufacturing facilities, along with office parks and business uses may also be appropriate in this area. It is Staff’s interpretation that a RCF does not meet the intent of the City’s General Plan CPK land use designation / zoning district. However, based on the language included in the General Plan, the proposed use may loosely be interpreted as a “planned commercial development” for the purposes of consistency with the General Plan. Appropriate findings would need to be made by the City Council as a part of this project approval should the DRC recommend that this use be permitted in the CPK zone. At minimum, these findings must be included to ensure consistency with the City’s General Plan and make required findings for subsequent Planned Development and/or CUP approval. Additionally, a planned development overlay must be consistent with the underlying zoning district, consistent with California Government Code section 65860. The City’s municipal code clearly defines residential care facilities (RCF) as the following: Atascadero Municipal Code – Section 9-3.701 Residential Care. A single-family or multiple-family dwelling unit that is licensed or supervised by a Federal, State, or local health/welfare agency that provides non -medical care of unrelated persons who are in need of personal service, supervision, or assistance essential for sustaining activities of daily living or for the protection of the individual. In order for the Planned Development Overlay (PD) to be approved consistent with California Government Code Section 65860, an additional zone text change amending the conditionally allowed uses (AMC section 9 -3.253) in the CPK zoning district to allow for Residential Care Facilities (RCF) would be required for approval of this project. This proposed amendment would then allow for consistency with the underlying CPK zoning district, creating the ability to make the required findings for approval of a Planned Development overlay and CUP. This would also serve as a way to avoid the use of “spot zoning” which has been deemed illegal by numerous case law findings (Tandy v. City of Oakland (1962) 208 Cal.App.2d 609; Case v. City of Los Angeles (1956) 142 Cal.App.2d 66)). This proposed amendment would allow any property within the CPK zoning designation throughout the City to establish an RCF with a CUP/PD overlay if approved by City Council. Staff has included in Attachment 3 the locations of all properties zoned CPK. A fundamental policy question that would need to be addressed is whether the City should allow residential care facilities within the CPK zone in -lieu of tax generating uses or job creating uses, as intended by the General Plan for the CPK Land Use Designation. 11 ITEM NUMBER: 2 DATE: 03-11-15 RCFs, in general, are similar to residential development, where the cost of providing services (police and fire emergency services) is greater than the amount of tax revenue that is generated. Since the proposed Planned Development overlay is a legislative act, Staff is recommending that the applicant be required to annex into the City’s Community Facilities District (CFD) to make the proposed expansion cost neutral per current Council policy. Application of the CFD policy to this project would be discussed as a part of a future Planning Commission / City Council hearings. An additional option that may be explored is to direct the applicant to apply for a general plan amendment for her specific property to either 1) revert the property back to a Public (P) land use designation or, 2) apply a residential land use designation to the parcel. This method would be the cleanest avenue available, without amending the City’s Zoning Code. The City Council would need to authorize the General Plan Amendment. While this solution would create a "spot zone", City Staff has determined that specific language can be proposed to allow Council to make findings that the proposed use and zoning designation is in the “best interest of the City” (Foothill Communities Coalition v. County Orange (2014) 222 Cal. App. 4th 1302; 166 Cal. Rptr. 3d 627). This solution would still allow for Council to apply the revenue neutral policy to the project upon approval. DRC discussion Items: 1. Provide Staff direction on processing the proposed expansion of a non- conforming use with one of the following options:  Recommend the applicant withdraw the proposed zone change / CUP application for expansion of a non -conforming use based on inconsistencies with the City’s General Plan and zoning ordinance; or  Recommend Staff continue to process the submitted CUP and PD applications with direction to draft a Zone Text Change within the CPK zone to conditionally allow “residential care facilities with a planned development overlay” with the provision that the use is fiscally neutral; or  Direct the applicant to request a General Plan Amendment to amend the land use designation of the project parcel from CPK to another land use more suited for the property owner’s type of development (HDR or P); or  Refer the item back to staff to provide the DRC more options and/or greater analysis. 12 ITEM NUMBER: 2 DATE: 03-11-15 Item #2: Site Plan / Master Plan of Development The applicant proposes a new 14-bedroom care facility building as a part of an expansion of their existing use. The proposed plan includes demolition of the existing club house building and replacement of that building with the proposed 4,058 sf 14 -bed facility. First floor uses would be dedicated to residential care rooms. A proposed 2 nd floor would include two (2) caretaker apartments that total 1,356 sf. Proposed Site Plan – American Care Home Expansion Proposed areas of improvement 13 ITEM NUMBER: 2 DATE: 03-11-15 Parking: To accommodate the additional capacity, the design team has included additional parking on-site by paving and striping an area currently used for employee parking and a new 792 sf detached garage to allow for caretaker parking. The following is a breakdown of parking required by the City’s Municipal Code and the projects conformance with such: Staff is concerned that there will be a lack of spaces for employee parking. Staff is unclear if there will be a maximum of 12 employees on -site at all times. In this scenario there would remain only 8 spaces for patient visitors. Staff is recommending at minimum, three (3) additional parking spaces dedicated to vehicles be provided. Staff is also recommending additional parking be provided beyond the 22 required spaces. Staff is seeking DRC input and direction on this item. Landscaping: A landscaping plan has been submitted for review. New l andscaping is proposed to be provided along the El Camino Real frontage, including appropriately spaced street trees, and at various locations throughout the development, including the proposed parking lot. The landscape plan includes low impact development (LID) features such as an infiltration basin and swales along proposed landscape corridors to meet the new Post Stormwater Construction requirements issued by the Regional Water Quality Control Board (RWQCB). The proposed landscaping plan is consistent with the required high quality landscape design for a Planned Development projects. Staff is recommending that the existing wrought-iron fencing be removed along El Camino Real as the proposed landscaping is of high quality and the existing fence would detract from the installation and growth of proposed plants and shrubs and create more welcoming ambiance. Proposed Parking Calculations – American Care Home Number of Units / Use Parking Requirement Parking Spaces Required Provided Spaces 50 Bed Residential Care Facility 1 space per / 4 beds 13 spaces 15 parking lot spaces 3 spaces within Proposed Garage 1 Motorcycle 1 Bicycle Rack Five (5) 1 bedroom apartments 1.5 spaces per bedroom 8 spaces Guest Spaces 1 per 5 units 1 space Total Number of Parking Spaces Required 22 spaces 18 Spaces dedicated vehicle spaces 1 Motorcycle Space Total - 19 Spaces dedicated spaces 3 additional parking space at minimum required 14 ITEM NUMBER: 2 DATE: 03-11-15 Frontage Improvements: The applicant is required to provide street frontage improvements along El Camino Real consistent with AMC section 9-4.159(b)(1). The applicant’s civil engineer consulted with City Staff on the proposed improvements including new sidewalk, curb, gutter, and widening of El Camino Real. These improvements are shown in Attachment X. Staff supports the design of the proposed frontage improvements. DRC discussion Items: 2. DRC to provide direction to Staff and the applicant on parking, if applicable. 3. DRC provide input on fencing along El Camino Real. 15 ITEM NUMBER: 2 DATE: 03-11-15 Item #3: Architectural Elevations The proposed care facility comprises of a modern take on the classic revival architecture. Proposed architecture includes an entry porch framed with 2 -foot diameter columns and windows facing El Camino Real. Additional proposed landscaping would screen the proposed and existing care facility buildings. Additional window architectural is included on the rear façade facing Highway 101 while the side facades are relatively blank. Proposed Front Elevation with landscaping along El Camino Real Proposed Front Elevation Color / Materials and Additional Elevations 16 ITEM NUMBER: 2 DATE: 03-11-15 Proposed Detached Garage and Trellis The City Council adopted a Planned Development Policy in 2004. This policy includes requirements for the provision of high quality architecture. Staff has reviewed the proposed architecture and is seeking guidance from the DRC related to consistency of the proposed architecture with the intent of the Planned Development policy. Planned Development Benefits Policy 17 ITEM NUMBER: 2 DATE: 03-11-15 DRC discussion Item: 4. DRC to provide input on proposed architecture and provide a recommendations related to City Council Policy requiring “High Quality Architectural Design” for Planned Development projects. Staff Recommendations: Staff had accepted a planned development overlay zone change application and conditional use permit application to analyze a proposed expansion of an existing non - conforming use within the CPK zoning district. Staff has been working with the property owner’s design team since 2010 on requirements for a proposed expansion. Staff understands that the property provides a much needed service with the residential care facility, particularly care for clients with mental disabilities and other challenges. The City’s recently adopted Housing Element identifies these type of residential care facilities as a need to service this population within the City limits. A number of Staff members worked with the owner on the concept of facility expansion prior to 2010. The legality of using a planned development overlay zone to accommodate expansion of an otherwise prohibited use without creating additional risk of legal challenges and expense to the City was analyzed as part of the application submittal. The City Council approved a General Plan Amendment in 1998 allowing for future commercial development on this property and similar size properties to the south understanding the need for additional tax revenue and employment growth based on easy freeway accessibility and visibility. The residential care facility use was not included as conditionally allowed use in this zone recognizing inconsistencies with that purpose. The DRC is being asked to weigh in on what is ultimately a City Council policy question: does the City want to promote a use (residential care) within one of its tax revenue generating land use designations? The applicant has submitted an application and provided fees to process the application. Staff had accepted this application and begun the review process. The DRC is being asked to provide direction on how to proceed with the current application. The DRC is asked to provide direction on the following items: 1. Provide direction to Staff on the appropriate application process for a proposed expansion of an existing non-conforming use. 2. Provide direction to Staff and the applicant on parking, if applicable. 3. Provide input on fencing along El Camino Real 4. Provide input on proposed architecture and provide a recommendation for approval if the proposed design meets the intent City Council Policy of “High Quality Architectural Design” 18 ITEM NUMBER: 2 DATE: 03-11-15 Attachments: Attachment 1: Location Map Attachment 2: 1998 General Plan Amendment Staff Report Attachment 3: 2015 CPK Zoning Designations Attachment 4: Applicant Proposed Improvements Set t:\- 13 plns\pln 2013-1472 american care home pd\drc meeting 03.11.15\drc-americancarehome.sr.ac.docx 19 ITEM NUMBER: 2 DATE: 03-11-15 Attachment 1: Location Map 20 ITEM NUMBER: 2 DATE: 03-11-15 Attachment 2: 1998 General Plan Amendment Staff Report 21 ITEM NUMBER: 2 DATE: 03-11-15 Attachment 2: 1998 General Plan Amendment Staff Report 22 ITEM NUMBER: 2 DATE: 03-11-15 Attachment 2: 1998 General Plan Amendment Staff Report 23 ITEM NUMBER: 2 DATE: 03-11-15 Attachment 3: Existing CPK Zoning Designations 24 ITEM NUMBER: 2 DATE: 03-11-15 Attachment 4: Applicant Proposed Improvement Set See the following 25 26 27 28 29 30 31 32 33 34