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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, November 15, 2016 – 7:00 P.M.
City Hall Council Chambers, 4th floor
6500 Palma Avenue
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Jan Wolff
Vice Chairperson Duane Anderson
Commissioner David Bentz
Commissioner Mark Dariz
Commissioner Jerel Seay
Commissioner Charles Bourbeau
Commissioner Dennis Schmidt
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on
this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes. Please
state your name for the record before making your presentation. The Comm ission may take action to direct
the staff to place a matter of business on a future agenda.)
PLANNING COMMISSION BUSINESS
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 MINUTES OF NOVEMBER 1, 2016
2. APPROVAL OF 2017 PLANNING COMMISSION MEETING SCHEDULE
City of Atascadero Planning Commission Agenda Regular Meeting, Nov. 15, 2016
Page 2 of 5
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COMMUNITY DEVELOPMENT STAFF REPORTS
3. PLN 2014-1529, TREE REMOVAL PERMIT ADDENDUM FOR 11955 & 11975
VIEJO CAMINO
4. PLN 2016-1618, TREE REMOVAL PERMIT FOR 2605 TRAFFIC WAY
Property
Owner/Applicant:
Midland Cerro Roble, 7305 Morro Rd., Ste. 200, Atascadero CA 93422
Certified Arborist: Chip Tamagni, A&T Arborists, PO Box 1311, Templeton, CA 93465
Project Title: PLN 2014-1529 / TRP 2014-0178
Project Location: 11955 & 11975 Viejo Camino., Atascadero, CA 93422
APN 045-401-003, 004 (San Luis Obispo County)
Project
Description:
The project consists of a request to remove 6 dead oak trees. These removals are in addit ion to
the removals previously approved as part of the residential subdivision.
General Plan Designation: SFR-X
Zoning District: RSF-X/PD 33
City Staff: Kelly Gleason, Sr. Planner, kgleason@atascadero.org, Phone: 470 -3446
Staff
Recommendation:
The Planning Commission adopt PC Resolution 2016-A approving Tree Removal Permit
Addendum 2014-0178.
Property
Owner/Applicant:
Congregation Ohr Tzafon, 2605 Traffic Way, Atascadero, CA 93422
Certified Arborist: Chip Tamagni, A&T Arborists, PO Box 1311, Templeton, CA 93465
Project Title: PLN 2016-1618 / TRP 2016-0207
Project Location: 2605 Traffic Way, Atascadero, CA 93422
APN 049-063-003 (San Luis Obispo County)
Project
Description:
The project consists of a request to remove one hazardous coast live oak tree in an area where a
playground is proposed. The tree has 3 weak branch attachments, and is hazardous for the
existing parking area. The proposed playground would be below the canopy of the tree.
General Plan Designation: REC
Zoning District: L
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470 -3480
Staff
Recommendation:
The Planning Commission adopt PC Resolution 2016 -A approving Tree Removal Permit 2016-
0207.
City of Atascadero Planning Commission Agenda Regular Meeting, Nov. 15, 2016
Page 3 of 5
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5. PLN 2016-1620, TREE REMOVAL PERMIT FOR 6340 ALCANTARA AVE.
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 Pl anned Development
Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant
an opportunity to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited t o provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission
for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss th e
item and take appropriate action(s).)
6. PLN 2016-1597, CONDITIONAL USE PERMIT FOR 2535, 2605, 2705 EL CAMINO
REAL (EMERALD RIDGE APARTMENTS)
Property Owner: Scott Cursey, 6340 Alcantara, Atascadero CA 93422
Certified Arborist: Chip Tamagni, A&T Arborists, PO Box 1311, Templeton, CA 93465
Project Title: PLN 2016-1620 / TRP 2016-0208
Project Location: 6340 Alcantara Ave./6503 Poquito Creek Lane, Atascadero, CA 93422
APN 030-292-065 (San Luis Obispo County)
Project
Description:
The project consists of a request to remove a 28-inch valley oak located approx. 13 feet from the
proposed improvements that includes construction of a bridge (BLD 2015-12775) for the
construction of 5 new residential homes.
General Plan Designation: Medium Density Residential (MDR) / Zoning District: RMF-10 / PD-7
City Staff: Alfredo R. Castillo, Associate Planner, acastillo@atascadero.org, Phone: 470-3480
Staff
Recommendation:
The Planning Commission adopt PC Resolution 2016-A approving Tree Removal Permit 2016-0208.
Property Owner: Peter Laughlin, LDC Commercial, PO Box 2003, Monterey, CA 93942
Representative: RRM Design Group, 3765 S. Higuera, Suite 102, San Luis Obispo, CA 93401
Project Title: PLN 2016-1597 / DRC 2016-0088 - Emerald Ridge
Project Location: 2535, 2605, 2705 El Camino Real, Atascadero, CA 93422
APN 049-151-009, 049-151-063, 049-151-011 (San Luis Obispo County)
Project
Description:
The applicant is proposing a 208 unit apartment complex. The proposal includes 72 one (1) bedroom units and
136 two (2) bedroom units. The applicant is requesting a density bonus for high quality architectural design,
which is a discretionary approval of the Planning Commission (27 units of the 208 total units).
General Plan Designation: High Density Residential (HDR) / Zoning District: Residential Multi-Family (RMF-20)
Proposed
Environmental
Determination:
Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is proposed. The
Mitigated Negative Declaration is available for public review from 10/27/16 through 11/15/16 at 6500 Palma
Ave., Community Development Department from 8:30 a.m. to 5:00 p.m. Monday through Friday. This
document can be found electronically in PDF format on the City’s website at
http://www.atascadero.org/environmentaldocs.
City Staff: Alfredo R. Castillo, AICP, Associate Planner, acastillo@atascadero.org, Phone: 470-3436
Staff
Recommendation:
Staff recommends the Planning Commission adopt PC Resolution 2016-A approving CUP 2016-0298 for a
high density residential apartment complex based on findings; the Design Review Committee recommends
the Planning Commission adopt PC Resolution 2016-B approving a density bonus for high quality
residential design, consistent with the City’s General Plan for an additional 27 market rate units.
City of Atascadero Planning Commission Agenda Regular Meeting, Nov. 15, 2016
Page 4 of 5
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on December 6, 2016 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, Nov. 15, 2016
Page 5 of 5
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City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of
the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into the
record or referred to in their statement will be noted in the minutes and available for review in the Community
Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400).
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will assist
the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other
individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be
allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Co mmission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other
individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the C ommunity Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting 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 Minutes of 11/1/16
Page 1 of 4
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, November 1, 2016 – 7:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 7:00 p.m.
Chairperson Wolff called the meeting to order at 7:00 p.m. and Commissioner Bourbeau
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Dariz, Bourbeau, Seay, and Vice
Chairperson Anderson and Chairperson Wolff
Absent: Commissioner Schmidt (unexcused)
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Phil Dunsmore
Associate Planner, Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Dariz and seconded by Commissioner
Bourbeau to approve the Agenda.
Motion passed 6:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson Wolff closed the Public Comment period.
PLANNING COMMISSION BUSINESS
Commissioner Bentz stated that a memo was distributed to all Commissioners prior to
the hearing from Jim Baldovin concerning the Messer project on tonight’s agenda.
Chairperson Wolff stated all Commissioners have received the memo and it will be
entered into the record as an Exhibit to the minutes.
ITEM NUMBER: 1
DATE: 11-15-16
1
PC Draft Minutes of 11/1/16
Page 2 of 4
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF OCTOBER 18, 2016
MOTION: By Commissioner Bentz and seconded by
Commissioner Bourbeau to approve the
consent calendar.
Motion passed 6:0 by a roll-call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any quasi-
judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, V ariances, 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 communica tion.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
2. PLN 2016-1590, TENTATIVE PARCEL MAP FOR 8575-8585 ATASCADERO AVE.
Property Owner: Michael D. Messer, 7555 Atascadero Ave., Atascadero, CA 93422
Project Title: PLN 2016-1590 / TPM 2016-0103
Project Location: 8575-8585 Atascadero Ave. , Atascadero, CA 93422
(APN 056-181-039, 040) San Luis Obispo County
Project
Description:
The project consists of a proposed Tentative Parcel Map to subdivide two
(2) existing lots totaling 2.45 acres into four (4) lots ranging from ½ acre to
0.84 acres. The minimum lot size in this zoning district is ½ acre.
Zoning District: RSF-X
General Plan Designation: SFR-X
City Staff: Alfredo Castillo, AICP, Associate Planner, acastillo@atascadero.org,
Phone: 470-3436
Proposed
Environmental
Determination:
Class 15 exemption, Minor Land Division, consistent with Section 15315
of the California Environmental Quality Act (CEQA)
Staff
Recommendation:
Staff recommends to the Planning Commission approval of TPM AT 16-
0178.
2
PC Draft Minutes of 11/1/16
Page 3 of 4
EX PARTE COMMUNICATIONS:
Commissioner Dariz stated that Mr. Baldovin called him and they spoke on the phone,
and he heard this item at the Design Review Committee (DRC). Commissioner
Bourbeau stated that he drove by and walked the property. Vice Chairperson Anderson
stated that he also heard this item at the DRC meeting.
Associate Planner Castillo presented the staff report and he and Community
Development Director Dunsmore answered questions from the Commission. Mr.
Castillo noted that the DRC heard this project on May 11, 2016, and declined to move
the project forward as proposed. From that meeting, staff met with the applicant to
revise the project. Mr. Castillo stated that staff has added additional conditions in
addition to the standard conditions as follows:
Arborist report and mitigation is required for tree removal at proposed driveway
Abandoning previous easements
Requiring a 5-foot “no build” easement consistent with City ordinances
Additional plantings along existing easement
Mr. Castillo confirmed that the RSF-Y on page 9 of the staff report should say RSF-X.
The agenda should say 2.36 acres instead of 2.45 acres.
PUBLIC COMMENT
The following persons spoke during public comment: Mike Messer (who gave a
presentation on his project) Jim Baldovin, Mike Lucas, Kathy Villalba, Kevin Campion,
Jerry Olvo, Alex Zanini, and Vincent McDonald. Mr. Messer answered questions from
the Commission.
Chairperson Wolff closed the Public Comment period.
Staff addressed the public’s comments regarding parcel size/net acreage, access road
and two-way traffic, Fire Department access, and paving requirements for the driveway.
Staff answered the Commission’s questions in regards to the fence, 2nd units, Fire
Department access, parking, easement, and parcel size.
Commissioner Dariz stated his concerns with issues that have not been completely
cleared up for him which include with turnout and pullouts for fire access, calculation for
net area for each lot (math doesn’t add up; lots are not a half-acre), and parking on the
street, He also stated his desire to have someone from the Fire Department available to
answer his questions.
There was a concern from Commissioner Bentz regarding refuse/trash cans being
delivered to the street (Atascadero Ave.) with this long driveway. Is there space to
accommodate all of these trash receptacles on the street (up to 12) without blocking
access to this property or without putting it in front of other people’s properties?
3
PC Draft Minutes of 11/1/16
Page 4 of 4
Staff explained parking requirements for SFR’s, net acreage, and that the Fire
Department has reviewed and approved this project. Staff said the applicant should
answer the question in regards to the trash receptacles on the street.
MOTION: By Commissioner Bourbeau and seconded
by Commissioner Bentz that the Planning
Commission adopt PC Resolution 2016-A
approving PLN 2016-1590 for a four (4)
parcel subdivision at 8585 & 8575
Atascadero Avenue (AT 16-0178), subject to
conditions of approval, and based on
findings.
Motion passed 5:1 by a roll-call vote.
(Dariz voted no)
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Community Development Director Dunsmore stated he does not have the Sign
Handbook for distribution yet, but will have them in the near future.
Community Development Director Dunsmore stated that the next Planning Commission
meeting is scheduled for November 1 5, 2016, and the Commission will hear three Tree
Removal Permits and a Conditional Use Permit for the Emerald Ridge Apartments.
Community Development Director Dunsmore gave an update on Walmart, the property
across from Miners (carwash), the Hoff property, the trees in Sunken Gardens, the
property next door to Rancho Tee, and Santa Maria Brewery.
ADJOURNMENT – 8:10 p.m.
The next regular meeting of the Planning Commission is scheduled for November 15,
2016, at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
The following Exhibit is available in the Community Development Department:
Exhibit A – Letter from Jim Baldovin
4
ITEM NUMBER: 2
DATE: 11-15-16
C I T Y O F A T A S C A D E R O
COMMUNITY DEVELOPMENT DEPARTMENT
6500 PALMA AVE., ATASCADERO, CA 93422 (805) 461-5000 FAX (805) 461-7612
DRAFT Planning Commission
Meeting Schedule 2017
MEETING DATE MEETING TYPE TIME LOCATION:
Historic City Hall
6500 Palma Ave.,
Atascadero CA 93422
January 3 Regular 7:00 p.m. “
January 17 Regular 7:00 p.m. “
February 7 Regular 7:00 p.m. “
February 21 Regular 7:00 p.m. “
March 7 Regular 7:00 p.m. “
March 21 Regular 7:00 p.m. “
April 4 Regular 7:00 p.m. “
April 18 Regular 7:00 p.m. “
May 2 Regular 7:00 p.m. “
May 16 Regular 7:00 p.m. “
June 6 Regular 7:00 p.m. “
June 20 Regular 7:00 p.m. “
July 4 NO MEETING, HOLIDAY “
July 18 Regular 7:00 p.m. “
August 1 Regular 7:00 p.m. “
August 15 Regular 7:00 p.m. “
September 5 Regular 7:00 p.m. “
September 19 Regular 7:00 p.m. “
October 3 Regular 7:00 p.m. “
October 17 Regular 7:00 p.m. “
November 7 Regular 7:00 p.m. “
November 21 Regular 7:00 p.m. “
December 5 Regular 7:00 p.m. “
December 19 Regular 7:00 p.m. “
t:\~ planning commission\pc meeting schedule\pc meeting schedule 2017.docx
5
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
Atascadero Planning Commission
Staff Report – Community Development Department
Kelly Gleason, Senior Planner, 470-3446, kgleason@atascadero.org
PLN 2014-1529
Tree Removal Permit 2014-0178 Addendum
Cerro Roble (The Groves) Residential Subdivision
SUBJECT:
The applicant is requesting the removal of six (6) additional native trees that have died
since approval of the project. None of the proposed trees are located within the
development footprint but are in close proximity to proposed residential structures. The
trees proposed for removal were previously identified as trees to be saved.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2016-A to allow the removal of six (6)
native trees, based on findings and subject to mitigation.
Situation and Facts:
1. Property Owner: Midland Cerro Roble, LLC / Dennis Moresco
7305 Morro Road, Atascadero, CA 93422
2. Project Address: 11955 & 11975 Viejo Camino (APN 045-401-
003, 004) Atascadero, CA 93422
3. Certified Arborist: Chip Tamagni
A&T Arborists, PO Box 1311,
Templeton, CA 93465
4. General Plan Designation: Single-Family Residential – X (SFR-X)
5. Zoning District: Residential Single-Family - X / PD-33 (SFR-X /
PD33
6. Site Area: Approximately 10 acres
7. Existing Use: Vacant – Approved residential development
6
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
ANALYSIS:
The proposed tree removals are located within the Cerro Roble project area. The
residential planned development project was approved In March of 2016 which included
the removal of 19 native oak trees totaling 242
inches. The project has been modified slightly
and tree removals within the development
footprint have been reduced to 13 trees totaling
192 inches. However, a number of trees that
were proposed to be saved have died over the
summer months. These trees will be adjacent to
residential structures once the project is
completed creating an unsafe condition and thus
the applicant has requested removal of these
trees.
The proposed tree removals total 218 inches.
The largest of the trees (63-inches dbh) has
already fallen. A summary of the tree removals
is provided below:
Consistent with AMC 9-11.105, the tree removal
permit fee has been waived due to the nature of
the trees.
Evaluative Criteria for Tree Removal
Atascadero Municipal Code Section 9-11.105 (d)
(3) provides the criteria the Planning
Commission should use when evaluating tree
removals.
(i) The potential effect that tree removal could have on topography, knowing that
hilltops, ravines, streambeds and other natural watercourses are more
environmentally sensitive than flat or gentle sloping lands;
Tree# dbh condition
231 34 dead but standing
3429 63 dead on ground
299 18 dead standing
298 35 dead standing
296 24 90% dead
295 44 dead standing
7
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
No impact will occur to site topography or topographic features.
(ii) The potential effect that tree removal could have on soil retention and ero sion
from increased flow of surface waters;
All areas within the residentail area will be landscaped prior to final of the
structures. Trees outside this area exist in wooded areas where other healthy
trees will contine to provide benefit.
(iii) The potential effect that tree removal could have on the ambient and future
noise level;
Staff comment: The trees are located in a planned residential neighborhood.
The removal of the trees will not have a significant impact on ambient noise.
(iv) The potential effect that tree removal could have on the ability of existing
vegetation to reduce air movement and wind velocity;
Staff comment: The project was designed to preserve the heavily wooded
areas of the site. Removal of the trees will not destabilize surrounding
vegetation.
(v) The potential effect that tree removal could have on significantly reducing
available wildlife habitat or result in the displacement of desirable species;
Staff comment: The trees are located within an area planned for residential
development. The heavily wooded portion of the site will be preserved as part
of the original project approvals.
(vi) Aesthetics;
Staff comment: Removal of the trees will not have a negative impact on the
aesthetics of the immediate surrounding area. The proposed residential
planned development includes the installation of new landscaping.
(vii) The number, size, species, condition and location of trees to be removed;
Staff comment: The trees are dead or dying. The largest has already fallen.
The trees will be adjacent to residential structures upon project completion and
will pose a safety risk.
(viii) The special need to protect existing blue and valley oaks because of
regeneration problems;
Staff comment: The trees proposed for removal are coast live oaks.
8
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
(ix) The cumulative environmental effects of tree removal.
Staff comment: There will be no cumulative environmental impacts resulting
from this tree removal. The project, as designed, will preserve approximately 1
acre of oak woodland.
Tree Mitigation
The Atascadero Municipal Code requires mitigation for all trees approved for removal.
The Tree Ordinance allows for either replanting of new native trees, payment of
mitigation fees to the tree fund, or the provision of a tree preservation easement.
The original project approvals included the provision of a 1 -acre open space easement
as mitigation for the tree removals totaling 242 inches dbh. Since project approval, the
tree removals required to accommodate the development footprint and associated site
work have been reduced to 192-inches dbh. In addition, the final landscape plans
include a number of native trees (15 15-gallon live oaks) to be replanted throughout the
project site. Specifically, native trees will be grouped at the Santa Barbara / Viejo
Camino intersection and surrounding drainage basins and features , as well as
integrated into the landscape for each residential lot. Based on this, staff recommends
that the Planning Commission find that the current project provision of the tree
preservation easement and native landscaping is adequate to mitigate the total
proposed on-site removals. Should the Planning Commission find that this is not
adequate mitigation, fees or additional replanting can be required. Based on the
Atascadero Native Tree Ordinance, payment of $1,816.67 or the replanting of 36 five-
gallon trees would provide a mitigation alternative.
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.
(i)The tree is dead, diseased or injured beyond reclamation, as certified by a tree
condition report from an arborist;
Bond payment for tree #31, impacted 45% :
9
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
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 – Arborist Letter
Attachment 2 – Draft Resolution PC 2016-A
10
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
ATTACHMENT 1: Arborist Report
PLN 2014-1529 / TRP 2014-0178
11
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
12
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
ATTACHMENT 2: Draft Resolution PC 2016-A
PLN 2014-1529 / TRP 2014-0178
DRAFT RESOLUTION NO. PC 2016-A
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO, CALIFORNIA, APPROVING AN ADDENDUM
TO TRP 2014-0178, TO ALLOW THE REMOVAL OF SIX (6)
ADDITIONAL COAST LIVE OAK TREES TOTALING 218-INCHES
DIAMETER AT BREAST HEIGHT (DBH)
HALCON RESIDENTIAL PLANNED DEVELOPMENT
MIDLAND CERRO ROBLE, LLC.
WHEREAS, an application was received from Midland Cerro Roble, LLC (7305 Morro
Rd # 200, Atascadero, CA 93422) (Applicant and Owner), to consider a Tree Removal Permit
for the Cerro Roble development to remove six (6) additional coast live oak trees totaling 218
inches dbh.
WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit
application on November 15, 2016, 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:
1. The tree is dead, diseased or injured beyond reclamation, as certified by a tree
condition report from an arborist
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 15, 2016, and resolved to approve an addendum to Tree
Removal Permit 2014-0178, subject to the following:
EXHIBIT A: Conditions of Approval
13
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
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: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jan Wolff
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
14
ITEM NUMBER: ITEM NUMBER: 3
DATE: 11-15-16
EXHIBIT A: Conditions of Approval / Mitigation Monitoring
PLN 2014-1529 / TRP 2014-0178
Conditions of Approval
PLN 2014-1529 / TRP 2014-0178
Cerro Roble Residential Development
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 that 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 tree removal.
Ongoing PS
3. This approval is an addendum to the previous approval for the removal of
242 inches dbh for the development of the Cerro Roble project. All
conditions associated with the previous project approval remain in effect
unless amended by this resolution.
Tree removal PS
4. The Cerro Roble project entitlement includes a requirement for the
provision of a 1-acre minimum tree preservation easement and
landscaping with native tree species. This shall be considered adequate to
mitigate the additional proposed removals.
Tree removal PS
5. Approval shall be for the following trees totaling 218 inches dbh:
Additional trees that are dead/dying
Tree# dbh condition
231 34 dead but standing
3429 63 dead on ground
299 18 dead standing
298 35 dead standing
296 24 90% dead
295 44 dead standing
Tree removal PS
15
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
Atascadero Planning Commission
Staff Report – Community Development Department
Stefanie Farmer, Planning Intern, 470-3466, sfarmer@atascadero.org
Katie Banister, Assistant Planner, 470-3480, kbanister@atascadero.org
PLN 2016-1618
Tree Removal Permit 2016-0207
2605 Traffic Way
(Hamilton / Congregation Ohr Tzafon)
SUBJECT:
The applicant is requesting the removal of one (1) native tree. The tree is a 33”
diameter coast live oak.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2016-A to allow the removal of one (1)
native tree, based on findings and subject to mitigation.
Situation and Facts:
1. Property Applicant: Jessica Hamilton
8924 Palomar Avenue
Atascadero, CA 93422
2. Property Owner: Congregation Ohr Tzafon
3. Project Address: 2605 Traffic Way (APN 049-063-003)
Atascadero, CA 93422
4. Certified Arborist: Chip Tamagni, A&T Arborists
PO Box 1311, Templeton CA 93465
4. General Plan Designation: Recreation (REC)
5. Zoning District: Recreation (L)
6. Site Area: Approximately 1.3 acres
7. Existing Use: Membership Organization
16
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
Project Location
BACKGROUND:
Congregation Ohr Tzafon is a synagogue located on Traffic Way across from San
Benito Elementary School. The congregation would like to construct a playground in
the northwest corner of their property under a native oak tree located there. In
preparation for this project, an arborist was consulted regarding measures to protect the
tree from damage during construction. The consulting arborist has determined the tree
is hazardous and should be removed whether or not a playground is constructed due to
its location immediately adjacent to the parking lot.
ANALYSIS:
The property is located at the corner of Potrero Road and Traffic Way. The railroad
tracks border the northeastern side of the property and San Benito Elementary school
borders the southwestern side of the property. The synagogue is positioned between
two parking lots and a biblical garden. Most of the landscaping runs along the perimeter
of the property with several mature non-native trees including London Plane sycamores,
redwoods, and other evergreens. There are two mature coast live oak trees. One is
located in the front of the building along Traffic Way and will remain. The tree proposed
for removal is located near the northwestern corner of the property.
2605 Traffic Way
L
17
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
Aerial of Tree Location
The arborist’s report identifies the subject tree as a multi-trunk coast live oak with a 33
inch diameter. The tree grew from multiple trunk sprouts that developed after a larger
tree failed in the past. All three branches that grow from the main trunk are significantly
weak due to a large cavity that extends through the entire trunk area. The arborist has
concluded that the large cavity is a sign of significant decay and disease. The tree is
considered to be structurally vulnerable and therefore hazardous to any pedestrians and
vehicles in the vicinity of the canopy.
MITIGATION:
Due to the diseased condition of the tree, fees for the tree removal permit are not
required. The applicant has expressed an interest in seeking a waiver for mitigation due
to their non-profit status. Staff has examined the Native Tree Ordinance for possible fee
exemptions; however the ordinance requires mitigation for all tree removal permits.
Waiving fees is considered a gift of public funds, which is a violation of state law.
The applicant must mitigate the removal of this tree by replanting eleven 5 -gallon trees
(six 15-gallon trees) on site or paying $550 into the native tree replacement fund. S taff
has included a condition to require at least 2 trees be replanted on site and the
remainder of the mitigation be paid in fees.
Project Location:
2605 Traffic Way
Coast Live Oak Tree
San Benito
Elementary
School
18
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
Coast live oak at 2605 Traffic Way
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.
(i) The tree is dead, diseased or injured beyond reclamation, as certified by a tree
condition report from an arborist
Staff comment: The coast live oak has a large cavity that extends throughout the
entire trunk area as a result from significant decay and disease. The arborist has
determined this tree to be hazardous to any pedestrians and vehicles in the area.
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.
33-inch coast live oak tree
Large cavity in trunk
19
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
ATTACHMENTS:
Attachment 1 – Arborist Report
Attachment 2 – Draft Resolution PC 2016-A
20
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
ATTACHMENT 1: Arborist Report
PLN 2016-1618 / TRP 2016-0207
21
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
22
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
ATTACHMENT 2: Draft Resolution PC 2016-A
PLN 2016-1618 / TRP 2016-0207
DRAFT RESOLUTION NO. PC 2016-A
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO APPROVING PLN 2016-1618 / TRP 2016-0207,
TO ALLOW THE REMOVAL OF ONE (1) COAST LIVE OAK TREE
TOTALING 33 INCHES DIAMETER
LOCATED AT 2605 TRAFFIC WAY (APN 049-063-003)
WHEREAS, an application was received from Jessica Hamilton (8924 Palomar Avenue,
Atascadero, California 93422), Applicant; Congregation Ohr Tzafon (2605 Traffic Way,
Atascadero, California 93422), Property Owner; and Chip Tamagni, A&T Arborists, PO Box
1311, Templeton California 93465, Arborist, for a Tree Removal Permit to remove one (1) coast
live oak totaling thirty three (33) inches diameter.
WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit
application on November 15, 2016, 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 dead, diseased or injured beyond reclamation, as certified by a tree condition
report from an arborist.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 15, 2016, and resolved to approve Tree Removal Permit
2016-0207, subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Required Tree Removal Mitigation
23
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
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: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jan Wolff
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
24
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
EXHIBIT A: Conditions of Approval / Mitigation Monitoring
PLN 2016-1618 / TRP 2016-0207
Conditions of Approval
PLN 2016-1618 / TRP 2016-0207
2605 Traffic Way
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 that 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 tree removal.
Ongoing PS
3. The owner or applicant shall mitigate the tree removal as shown in Exhibit
B. At least two native trees shall be planted on-site. The remaining
mitigation may be completed through additional tree planting or by making
appropriate payment to the tree mitigation fund, or a combination thereof
as shown in Exhibit B. Larger box trees may be substituted for five-gallon
replacement trees consistent with the Atascadero Native Tree Guidelines.
4.
Tree removal PS
5. Payment to the tree mitigation fund or approval of a tree replanting and
irrigation plan shall occur before trees are removed.
Tree removal PS
6. The owner or applicant shall provide irrigation to all new trees planted
onsite until they are established.
Tree planting PS
25
ITEM NUMBER: ITEM NUMBER: 4
DATE: 11-15-16
Exhibit B Required Tree Removal Mitigation
PLN 2016-1618 / TRP 2016-0207
Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals
dbh notes dbh notes
1 33-inches coast live oak 1
2 2
3 3
4 4
5 5
6 6
Total 33-inches Total 0-inches 33-inches
Mitigation Requirement
req'd tree replacements:11 five gal trees req'd tree replacements:0 five gal trees 11 five gal trees
Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees
0 box trees (24'')0 box trees (24'')0 box trees (24'')
Remaining Mitigation 11 five gal trees Remaining Mitigation 0 five gal trees 11 five gal trees
Tree Fund Payment:550.00$ Tree Fund Payment:-$ 550.00$
Either plant fifteen (15) 5-gallon oak trees, or pay $550 to the City’s native tree mitigation fund, or a
combination thereof.
26
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
Atascadero Planning Commission
Staff Report – Community Development Department
Stefanie Farmer, Planning Intern, 470-3466, sfarmer@atascadero.org
Alfredo Castillo, AICP Associate Planner, 470-3436, acastillo@atascadero.org
PLN 2016-1620
Tree Removal Permit 2016-0208
6340 Alcantara / Poqutio Creek Lane
(Cursey)
SUBJECT:
The applicant is requesting the removal of one (1) native tree approximately 13-feet
from the construction of a public improvement project. The tree is a 28-inch diameter
valley oak.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2016-A to allow the removal of one (1)
native tree, based on findings and subject to mitigation.
Situation and Facts:
1. Property Applicant/Owner: Scott Cursey
6340 Alcantara
Atascadero, CA 93422
2. Project Address: 6340 Alcantara (APN 030-292-065) / Poquito
Creek Lane, Atascadero, CA 93422
3. Certified Arborist: Chip Tamagni, A&T Arborists
PO Box 1311, Templeton CA 93465
4. General Plan Designation: Medium Density Residential (MDR)
5. Zoning District: Residential Multi-Family (RMF-10)
6. Site Area: Approximately 3 acres
27
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
7. Existing Use: Vacant; Single Family Home
ANALYSIS:
Project Location
The property is located along Tecorida Avenue in a Residential Multi-family (RMF-10)
neighborhood adjacent to Commercial Retail (CR) properties. Currently, five of the lots
are vacant and the north eastern lot along Alcantara Avenue has an existing single
family home. The site includes a previously approved project that involves a six-lot
subdivision that was approved in 2003 (Resolution 2003-010). The approved project
includes a seasonal creek that will be preserved with a new project access road
bridging the creek from Tecorida Avenue. The project recently commenced construction
of the bridge over the creek area.
Project Site
6340 Alcantara
RSF-Y
CR
RMF-10
CT
28
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
Aerial Project Plan
The bridge will need a concrete retaining wall on both sides of the approach to retain
the soil. According to the arborist report, the concrete wall will need to be constructed in
the location of one large valley oak on the southern side of the bridge because the tree
is approximately 13 feet from the bridge abutment .
Valley Oak Location
Existing Home
Poquito Creek Lane
Bridge & 28
inch valley
oak
CR
Proximity of valley oak to bridge
Southern side of the bridge
29
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
The original intention was to preserve the 28-inch valley oak based on the location of
the tree to the bridge on the approved building plans. However, after the development
of the bridge, the arborist concluded that the tree should to be removed . The concrete
curtain needs to be constructed directly through the side of th e tree in order to maintain
the two vehicle width required by the fire department. In addition, the arborist rated the
condition of the valley oak a three out of ten (3/10) due to the suppression of two nearby
canopies. Even though the removal of the valley oak was unanticipated, the other
valley oak in close proximity will be preserved. The tree protection plan from the project
maintains the preservation of the remaining 30 trees on site.
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.
(iii) The tree is interfering with existing utilities and/or structures, as certified by a report
from the site planner;
Staff comment: The valley oak resides within the space required in order to
create the necessary stability for the bridge and the surrounding soil.
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 – Arborist Report
Attachment 2 – Draft Resolution PC 2016-A
30
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
ATTACHMENT 1: Arborist Report
PLN 2016-1620 / TRP 2016-0208
10-12-16
Alfredo Castillo, Atascadero Planning Department
Re: Scott Cursey, Tecorida Project
I visited the site today to inspect a potential issue with the approach to the bridge.
On both sides of the bridge, a concrete curtain will need to be constructed to retain soil
for the bridge approach. On the east side of the bridge are two large valley oaks
adjacent to the bridge abutments. Scott Cursey, Casey O’Conner and I discussed
methodology to avoid insuring the large buttressing roots from these trees by potholing
footings while leaving the roots intact. Tree #495 is a 28” valley oak located on the east
side of the bridge about 13 feet from the bridge abutment. Our issue with this tree is the
concrete curtain will need to be constructed directly through the side of the tree to
maintain the two vehicle width required by the fire department for this project. From the
drawings, it appeared it could stay but in the field it is now going to be in the way. This
may be due to the trunk being plotted just a foot or two off from the survey depending
on which side of the tree it was surveyed from.
I originally rated this tree a 4/10 but that probably should have been closer to a
three due to the fact this tree is suppressed by two large trees that have full canopies
above #495. We will need to get City permission to remove this tree with mitigation i n
order to construct the bridge to fire department standards.
Please let me know what will be needed from our end to make this happen.
Sincerely,
Chip Tamagni
31
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
Certified Arborist #WE 6436-A
California State Pest Control Advisor #75850
Certified Hazard Risk Assessor #1209
Cal Poly B.S. Forestry and Natural Resources Management
32
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
ATTACHMENT 2: Draft Resolution PC 2016-A
PLN 2016-1620 / TRP 2016-0208
DRAFT RESOLUTION NO. PC 2016-A
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO APPROVING PLN 2016-1620 / TRP 2016-0208,
TO ALLOW THE REMOVAL OF ONE (1) VALLEY OAK TREE
TOTALING 28 INCHES DIAMETER
LOCATED AT 6340 ALCANTARA AVENUE. (APN 030-292-065)
WHEREAS, an application was received from Scott Cursey (6340 Alcantara Avenue),
Applicant/Owner; and Chip Tamagni, A&T Arborists, PO Box 1311, Templeton California
93465, Arborist, for a Tree Removal Permit to remove one (1) valley oak totaling twenty eight
(28) inches diameter.
WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit
application on November 15, 2016, 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.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 15, 2016, and resolved to approve Tree Removal Permit
2016-0208, subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Required Tree Removal Mitigation
33
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
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: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jan Wolff
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
34
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
EXHIBIT A: Conditions of Approval / Mitigation Monitoring
PLN 2016-1620 / TRP 2016-0208
Conditions of Approval
PLN 2016-1620 / TRP 2016-1620
6340 Alcantara Avenue / Poquito Creek Lane
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 that 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 tree removal.
Ongoing PS
3. The owner or applicant shall mitigate the tree removal by replanting native
trees, making appropriate payment to the tree mitigation fund, or a
combination thereof as shown in Exhibit B. Larger box trees may be
substituted for five-gallon replacement trees consistent with the Atascadero
Native Tree Guidelines.
Tree removal PS
4. Payment to the tree mitigation fund or approval of a tree replanting and
irrigation plan shall occur before trees are removed.
Tree removal PS
5. If tree replanting is selected, the owner or applicant shall provide irrigation
to new trees until they are established.
Tree planting PS
35
ITEM NUMBER: ITEM NUMBER: 5
DATE: 11-15-16
Exhibit B Required Tree Removal Mitigation
PLN 2016-1620 / TRP 2016-1620
Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals
dbh notes dbh notes
1 1 28-inches valley oak
2 2
3 3
4 4
5 5
6 6
Total 0-inches Total 28-inches 28-inches
Mitigation Requirement
req'd tree replacements:0 five gal trees req'd tree replacements:9 five gal trees 9 five gal trees
Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees
0 box trees (24'')0 box trees (24'')0 box trees (24'')
Remaining Mitigation 0 five gal trees Remaining Mitigation 9 five gal trees 9 five gal trees
Tree Fund Payment:-$ Tree Fund Payment:466.67$ 466.67$
Either plant nine (9) 5-gallon oak trees, or pay $466.67 to the City’s native tree mitigation fund, or a
combination thereof.
36
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Atascadero Planning Commission
Staff Report - Community Development Department
Alfredo R. Castillo, AICP, Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2016-1597
2535, 2605, 2705 El Camino Real
Emerald Ridge Apartments
(RRM Design Group / LDC Commercial, Inc.)
SUBJECT:
The proposed project consists of an application for a Conditional Use Permit (CUP) and
Tree Removal Permit (TRP) to construct a 208-Unit apartment complex on 7.5 acres.
The applicant is requesting up to a 15% density bonus consistent with the City’s
General Plan Policy 2.1.2, which allows for allows for additional residential units beyond
the maximum density for “exceptionally high design quality.”
RECOMMENDATION:
Staff Recommends the Planning Commission adopt:
1. Draft Resolution PC 2016-A certifying Mitigated Negative Declaration 2016-0003;
2. Draft Resolution PC 2016-B, approving TRP 2016-0200, permitting the removal
of up to 80 coast live oak native trees for the construction of a proposed 208-unit
multi-family development;
Staff and the Design Review Committee Recommends Planning Commission:
3. Adoption of Draft Resolution PC 2015-C, approving Conditional Use Permit
(CUP) 2016-0298 for the construction of a multi-family apartment complex and
approving a 15% density bonus, based on findings, allowing an additional 27
units above the maximum allowed density in the RMF -20 zone, for a total of 208
residential units.
Situation and Facts:
1. Applicant: RRM Design Group
3765 S. Higuera St. #102, San Luis Obispo, CA 93401
2. Owners: LDC Commercial, Inc.
PO Box 2003, Monterey, CA 93942-2003
37
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
3. Project Address: 2535, 2605, 2705 El Camino Real, Atascadero, CA
93422
(San Luis Obispo County) APN 049-151-009, 011, 063
4. General Plan Designation: High Density Residential (HDR)
5. Zoning District: Residential Multi-family (RMF-20)
6. Site Area: 7.5 acres
7. Existing Use: Existing Colony Home / Vacant
8. Environmental Status: Proposed Mitigated Negative Declaration 2016-0003
DISCUSSION:
Background:
The proposed project is located along El Camino Real between San Benito Road and
Madera Place and is less than ½ mile from the Del Rio Road / El Camino Real regional
marketplace (Walmart / Annex). Emerald Ridge was originally approved in 2004 as a
45-unit attached multi-family condominium project and was granted a density bonus for
“high quality architectural design”, consistent with the adopted 2002 General Plan .
In 2005, additional phases were approved and proposed architecture was revised. A
total of 132 units were approved. This approval expired in May of 2016. Due to
changing market conditions, the applicant and their design team have revised the
original project to incorporate the City’s increased density within the High Density
Residential (HDR) / Residential Multi-Family zone. This zone formerly allowed up to 16
units per acre with no minimum lot size and now allows for up to 24 units per acre.
Additionally, as with the previously approved project, the applicant is seeking a density
bonus for “exceptionally high quality design”, consistent with the City’s General Plan
Policy 2.1.2. This density bonus does not require a dedication for “affordable housing”,
instead it is a policy incentive for developers to bring forth high quality residential design
that can be used a model for similar development throughout th e City. The density
bonus that they are seeking would allow 208 units where 181 units would be allowed. It
is important to note that this site would allow up to only 165 units without the density
bonus if the applicant where to include the local road conne ction since the road portion
(approximately 0.7 acres) would be excluded from density calculations. However the
applicant has worked with Staff and included this road connection as a part of the
project scope knowing the significance of this future roadway connection to support both
residential and commercial properties.
This site has been identified by the City’s General Plan and Housing element as one of
the suitable locations for high density housing. The applicant is not proposing to
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
subdivide for ownership and instead intends to develop the project as rental housing
over three (3) phases.
Surrounding Land Use and Setting:
Aerial Photo
North: Residential Suburban (RS) East: Residential Suburban (RS)
South: El Camino Real / Commercial Park (CPK) West: Residential Multi-Family (RMF-20)
Proposed Site
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ITEM NUMBER: ITEM NUMBER: 6
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DRC Review
The Design Review Committee reviewed the proposed project on August 24, 2016 and
on September 28, 2016 for architectural design, landscape, and site planning.
Concerned residents attended the meetings and provided input for the DRC’s
consideration. The DRC provided comments to the applicant team and ultimately
recommended approval of the proposed project to the Planning Commission with the
following recommendations:
The applicant should show parking consistent with the Americans with
Disabilities Act and California Building Code (COA #22);
The applicant must provide City Staff with a parking management plan for each
phase of the project (COA #19);
Direct City Staff to utilize parking along proposed “Street B” as guest parking to
count towards meeting the project’s parking requirement.
The DRC is recommending to the Planning Commission conditional approval of the
proposed site plan, as well as, recommending that the Commission adopt findings that
the proposed project is of “high quality architectural design” based on the submitted
architectural elevations, floor plans, and proposed color scheme and finishes.
Analysis
Site Plan
The proposed project’s originally approved site plan, as amended, included two (2)
vehicle access points off of El Camino Real, extensive grading with the use of retaining
walls, and minimal open space. The applicant did not move forward with the originally
approved project due to costs, as well as the economic downturn. The ap plicant has
chosen to re-design the project into a multi-family apartment complex versus for sale
air-space condos.
During this time period, Staff was processing the Del Rio Road Commercial Area
Specific Plan. As a part of this work effort, the Public Wo rks Department developed a
conceptual access plan for a proposed new collector road that would need to be
constructed with the Specific Plan and a preliminary circulation plan for the
neighborhood between the eastern boundary of the Specific Plan and San B enito Road.
This preliminary circulation plan (shown as “A” street in the exhibit below) depicted how
the future collector road could provide connectivity to future potential development
areas. This circulation plan has not been adopted by the City, but has been used as a
guide for future development. The portion of the “A” street identified within the Wal-Mart
site is identified on their tentative map and has been named “Gran Mercado.
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ITEM NUMBER: ITEM NUMBER: 6
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Preliminary 2012 Conceptual Access Exhibit
With the preliminary circulation route and the ability to obtain higher densities, the
applicant is proposing a new site plan that incorporates a key future connection to this
neighborhood (Street B). It is likely to reduce the cost of the original project by
minimizing grading and the use of retaining walls, and maximizing density as allowed in
the RMF-20 zone. The applicant is proposing to shift “Street B” over to the edge of their
property and stub the street for future connection. Because of this design change, the
applicant lost the ability to accommodate additional parking. To rectify t his, the applicant
is providing parallel parking areas (31 spaces total) to assist with the parking demand of
the proposed project. The DRC has directed Staff to include this parking as a part of its
on-site parking calculation. Street B will be a critical future link to not only this project,
but potential future circulation of the neighborhood.
The proposed project consists of two (2) legal lots and one (1) remainder parcel on 7.5 5
acres. The site contains one existing Colony House which is located at 2605 El Camino
Real. Currently the site contains site plan includes the following:
Proposed Walmart
Proposed
Project
Proposed Gran
Mercado Street
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ITEM NUMBER: ITEM NUMBER: 6
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Construction of 6 separate apartment buildings completed in three (3) separate
phases;
Three (3) buildings, three-stories each, with a mix of one bedroom apartment
units and two (2) bedroom attached townhome units;
Three (3) buildings, four-stories each, with a mix of one bedroom apartment units
and two (2) bedroom attached townhome units;
Reuse of historic colony home into a clubhouse for private use of residents;
Recreational amenities including community pool, BBQ area and tot lot;
Dedication and Construction of a new street “B” for future connection into Gran
Mercado (Del Rio Road Specific Plan);
Revision to recreation amenities including a new proposed dog run;
Proposed pedestrian amenities and walkways;
On-Site parking demand met consistent with City Code;
Use of solar panels on carports;
Proposed improvements along El Camino Real.
Proposed Site Plan Future Street B 42
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Two (2) side walk access paths from the proposed sidewalk along El Camino Real are
proposed. While these are key components, Staff is recommending two (2) additional
connections to the El Camino Real proposed sidewalk to facilitate better transit uses, active
transportation, and reduction of Vehicle Miles Traveled (VMT) and Greenhouse Gas (GHG)
emissions. Also, staff is concerned that people will shortcut through the landscape if these
paths are not provided. There are grade changes that may make this infeasible such as
American with Disability Act (ADA) switchbacks and other improvements may be necessary
that add additional costs, so staff has included qualifiers that this may be waived.
Based on the AMC Section 9-3.252(b), the Minimum number of units allowed on-site is 150
units with a Maximum of 181 units on-site. The applicant is proposing a total of 208 units, or
28 units per acre, which is 4 more units per acre that the maximum density allowed. The
applicant is requesting that the Planning Commission grant a 15% density bonus consistent
with General Plan Policy 2.1.2 which allows for such a bonus for exceptionally high quality
architectural design.
The applicant is proposing improvements to be completed in phases. The following is a
program for improvements for the proposed project:
Phase 1: 70 units, project entry monument signage, proposed Street B
improvements; carports;
Phase 2: 70 units, additional on-site parking; El Camino Real improvements,
colony house refurbishment, tot-lot area, carports;
Phase 3: 68 units, common pool area and recreational area, parking and carport
area, final El Camino real improvements.
Proposed Phase Plan
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ITEM NUMBER: ITEM NUMBER: 6
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Parking
The Atascadero Municipal Code requires projects to provide off-street parking. For multi-
family residential projects, the code has minimum parking standards for the number of
parking spaces per bedroom, for guests, and the number of covered versus uncovered
spaces. The code also has the ability to reduce parking requirements by adding bicycle
racks and motorcycle parking (AMC 9-4.115 (a)-(c)). The following are the parking
requirements for consistency with the Atascadero Municipal Code:
Proposed Parking Calculations – Emerald Ridge
Unit Types Number
of Units
Typical Parking
Requirement - AMC
Parking Spaces
Needed- AMC
Provided Spaces On-
Site
1 bedroom unit 72 1.5 spaces per unit 108 spaces 98 uncovered spaces
247 Covered Spaces
11 uncovered guest
spaces
31 uncovered guest
spaces (Street B)
14 Motorcycle Stalls
2 bedroom unit 136 2 spaces per unit 272 spaces
Guest Spaces 1 per 5 units 42 spaces
Motorcycle Parking
Substitution
1 motorcycle space
per 20 spaces
-21 spaces
Bicycle Parking
Substitution
1 bicycle rack per 20
spaces
-21 spaces
Total Number of Parking Spaces Required under AMC 380 spaces
*208 spaces
covered
401 spaces provided
+21 spaces
The applicant has met the required number of parking spaces through the inclusion of 31
guest parking spaces on Street B, which has been conditioned to be dedicated as a public
street (COA #11/32). The applicant has worked with City Staff to include this vital
neighborhood circulation route that has been preliminarily outlined. If Street B were not
included, this project would likely meet both maximum density and minimum parking
standards. Because the proposed project deviates from how parking is calculated through
the municipal code, AMC section for 9-4.115 allows for the Planning Commission to modify
parking standards through the conditional use permit process through specific findings.
9-4.115 Atascadero Municipal Code Off-Street Parking Required.
(h) Planning Commission Modification. The parking standards of this title may be
modified through conditional use permit approval based upon specific findings of fact that the
characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces,
type of design, or improvements required by this title and that reduced parking will be adequate
to accommodate on the site all parking needs generated by the use.
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ITEM NUMBER: ITEM NUMBER: 6
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Staff supports the parking exception to allow off-site guest parking and tandem parking since
the proposed project is along a major transit line for regional transit and is located less than
½ mile away from the Del Rio Road Commercial Area Specific Plan, which has been
identified as a major commercial node. Additionally, the project provides significant
neighborhood benefits with the proposed street connection.
Proposed Architectural Elevations / Colors / Materials
The applicant has substantially revised the elevations to accommodate the additional
density, as well as meet the superior architecture for potential density bonus. The
proposed architecture has been inspired by the existing colony home on -site, as well as
the dominate craftsmen style architecture predominately found in colony homes. The
proposed architecture includes:
Use of hardy plank cement board (faux-wood)siding on some elevations;
Craftsman style gables and pop-outs that complement the existing colony house;
Varying roof elevations and heights;
Use of topography to reduce grading and step elevation architecture to mask
elevation heights and density;
Use of varied colors and stone veneer to provide a variation in elevations;
Enhanced architecture elevations along El Camino Real to provide a sense of
place.
On-site preservation and adaptive re-use of the existing Colony House.
The applicant is proposing six (6) buildings total with three or four stories. The use of existing
grades help mask building heights through the use of sub floors, and step construction to
provide the project an appearance of reduced massing and scale. Through this
methodology of design, coupled with the use of varying roof elevations, gables, and pop-
outs, the architecture of the proposed project to reduces the mass and gives the
appearance of lower density. The applicant is also preserving the existing colony house for
use as a common area and updating the exterior porch for consistency with the craftsman
theme.
The maximum building height in the RMF-20 zone is limited to two (2) stories in height, as
well as 30-feet maximum, as measured from finished grade. The average building height of
all the buildings within the proposed development is approximately 36.5-feet, with building 3-
A containing the maximum building height of 46-feet from finished grade. The City’s fire
department and building department has reviewed the proposed building elevations and has
determined that the elevation will not exceed the lifesaving equipment capabilities. The
Planning Commission may waive the height requirement consistent with the following:
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Atascadero Municipal Code – Height Waiver section 9-4.113(b)
(b)Exceptions to Height Limitations.
(1) Planning Commission Waiver. The height limitations of this section may be modified through
conditional use permit approval, provided the Planning Commission first finds the project will not result
in substantial detrimental effects on the enjoyment and use of adjoining properties and that the modified
height will not exceed the lifesaving equipment capabilities of the Fire Department.
Staff has included the required findings for this Planning Commission modification in the
findings, as well as a part of draft PC Resolution 2016-C.
Building Elevation – Prototype A
Building Elevation – Prototype B
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ITEM NUMBER: ITEM NUMBER: 6
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High Quality Architectural Design Density Bonus
The applicant is requesting an additional 27 units through the General Plan Density
Bonus for high quality architecture above the maximum allowed units for the RMF -20
zone (181 units) for a total of 208 units in the proposed project. General Plan Policy
2.1.2 states the following:
General Plan Policy 2.1.2
Develop standards and procedures to allow the Planning Commission to grant up to a 15%
density bonus for attached multi-family projects of exceptionally high design quality through the
Conditional Use Permit process.
The City has approved three (3) density bonuses for high quality architecture:
Las Lomas / Woodridge Specific Plan, including multi-family housing component;
Dove Creek;
The Originally approved Emerald Ridge Townhomes / Condos.
Las Lomas Apartment
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ITEM NUMBER: ITEM NUMBER: 6
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Dove Creek
2004 Approved Elevations – Emerald Ridge Condos
This density bonus is for exceptionally high quality design, and is not connected to
affordable housing. This is a discretionary action that the Planning Commission may
grant to the applicant and has been included as a General Plan policy as a tool to
encourage high quality, innovative design in the City’s multi -family projects. The
dedication of the road should be considered part of the q uality design contribution to the
neighborhood and a significant reason to support the density bonus as proposed .
Additionally, the preservation and re-use of the colony house on this site should be
viewed as a contribution to the quality of this project. Projects that are granted this type
of density should be viewed as “standard bearers” for future projects that are similar in
density.
When Staff reviews such requests, it takes the following into consideration:
1. Utilizes high quality materials and finishes through all four sides of the building(s)
located on-site;
2. The project uses reduction of massing and other techniques to reduce
appearance of bulk, and density;
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ITEM NUMBER: ITEM NUMBER: 6
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3. Use of varied rooflines, pop-outs, architectural appendages and other elements
that create visually appealing projects;
4. Use of architectural materials appropriate with the vernacular of the architectural
theme.
5. Significant contributions to the community such as a park, historic preservation,
or road dedications.
Proposed Architectural Elevations – Renderings
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
The proposed project includes the following “high quality” design features:
Use of high quality materials such as brick veneer, stone veneer, siding, and
other finishes consistent with the California Craftsman architectural style that is
on-site on all four sides of the building;
The proposed project utilizing massing, coupled with grading techniques to
reduce bulk and the apparent density of the project with the appearance of large
lot homes instead of typical apartment style homes;
The proposed project utilizes varies roof line types, pop-outs, eve brackets,
exposed rafter tails, and other architectural features that enhance the California
Craftsman style of architecture and create a visually appealing project from the
City’s major arterial, El Camino Real;
The proposed project incorporates materials consistent with the California
Craftsman style of architecture;
The proposed project include rehabilitation and re-use of a historic colony house
and integrates this as a “clubhouse”, as well as, takes design cues from the
existing colony house that compliments the overall development. Additionally, the
proposed project includes a critical roadway connection to the future Gran
Mercado collector road.
Staff has included specific findings for the high quality architectural bonus as a part of Draft
Resolution PC 2016-C.
Landscape Design
The applicant has submitted a proposed landscaping plan. The applicant is preserving
existing large and matures oaks that are located near the proposed clubhouse and
recreation area, and along El Camino Real. The applicant is proposing significant
landscaping along El Camino Real, the proposed pedestrian entry, and along future Street
B.
The applicant is proposing landscaping that includes drought tolerant planting plan for the
buildings and areas open space areas. A condition has been added requiring the applicant
to enter into a water wise program or similar program offered by the Atascadero Mutual
Water Company. The proposed landscaping plan is consistent with the City’s water efficient
landscaping.
Wastewater and Utilities
Sanitary sewer will be connected to existing sewer facilities. Sanitary sewer will be
connected to existing sewer facilities within the El Camino Real right-of-way. The
Wastewater Treat Plant and the City collection system have sufficient capacity to handle
the proposed additional effluent. The Atascadero Municipal Water Company (AMWC)
has reviewed the proposed project and provided comments in regards to this project.
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ITEM NUMBER: ITEM NUMBER: 6
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Stormwater Drainage
The proposed project conforms with Post-Stormwater Construction requirements
established by the Central Coast Regional Water Quality Control Board (RWQCB). The
applicant is proposing to meet stormwater and drainage requirements through the use
of on-site storm water detention and filtration chambers located under portions of the
parking lot and water quality treatment areas located along El Camino Real and the
recreation area near the clubhouse. The project has been condition ed to meet both the
City and RWQCB rules and requirements.
Native Tree Removal
The project site includes over 119 native coast live oaks on-site. The applicant is
proposing to preserve at least 19 native trees. The applicant is proposing removal of
689-inches DBH of Coast Live Oak. The majority of the trees that are proposed to be
removed include small native trees that are within building foot prints, driveways, and
within the designated bio-swales needed to comply with State mandated stormwater
drainage regulations. The average size of the trees proposed for removal is 8.6 inches
in diameter, with many of the mature trees being preserved on -site. The City’s tree
removal ordinance requires tree removal permits and mitigation for all native evergreen
trees greater than 4-inches in diameter.
The Applicant is required to pay $11,483.33 into the tree fund or replant 230 five-gallon
native trees. A combination of mitigation fees and replanting is also available. Final
mitigation fees based on re-plantings will be calculated as a part of a building permit
submittal for on-site improvements.
Circulation
Circulation system upgrades are a key component of this project. This includes
construction of the proposed new “Street B” which will allow for a future connection to
“Street A” in the preliminary circulation concept. With the improvement plans submitted
by the future Walmart store as a part of the Del Rio Road Commercial Area Specific
Plan, the applicant has re-designed their project to incorporate Street “B” with a future
connection to the new collector Road, Gran Mercado (Street “A”).
A traffic impact report was completed in conjunction with the Mitigated Negative
Declaration. This traffic impact report indicated that with the completion of the project,
the intersection of Del Rio Road and El Camino Real will operate at acceptable Levels
of Service (LOS) consistent with the City’s General Plan. The analysis assumed the
completion of the roundabout at EL Camino and Del Rio which is curre ntly being
developed by the Wal-Mart project.
The traffic study also evaluated the intersection of San B enito Road and EL Camino
Road and found that this will remain at LOS “A” following project completion. However,
the LOS for El Camino Real and Del Rio Road is expected to drop to a level “C”
operation in the cumulative scenario (the proposed project plus all additional growth
anticipated by the City’s General Plan such as Wal Mart, the Annex project and
assuming all area properties are completely developed). Even with this drop in service
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ITEM NUMBER: ITEM NUMBER: 6
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operation, the anticipated LOS still meets the City’s current General Plan standard for
acceptable traffic volumes.
Del Rio Road / El Camino Circulation
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
The traffic study indicated that the following would need to be implemented to reduce
traffic impacts created by the proposed development:
• A new Southbound left turn lane on El Camino Real at future Street B will be
warranted under future plus project traffic volumes;
• Contribution of City Wide Traffic Impact Fee program for 181 units.
Additional traffic impacts will be created at the Del Rio Road / US 101 interchange,
specifically for vehicle queue lengths that already exceed available storage. With no
adopted additional mitigation fee for the Del Rio Road / US 101 interchange, the TIF
program will contribute to this fair share improvement, however this traffic impact fee
only anticipates the maximum general plan build out of 181 units, and not the additional
27 units.
Therefore, the applicant will need to provide mitigation for the additional 27 units
through an additional traffic impact fee based on its fair share of impact to the US 101 /
Del Rio Road interchange , in addition to the standard development impact fee required
at the time of permit issuance. The traffic mitigation shall be as follows:
• Contribution of City Wide Traffic Impact Fee program plus Del Rio Road / US 101
fair share contribution for 27 bonus units.
With payment of standard traffic impact fees for the 181 units, and standard traffic
impact fee plus fair share of interchange fee on the 27 bonus units, this potential impact
is considered less than significant with mitigation as indicated in the attached
environmental analysis.
General Plan Consistency
The General Plan High Density Residential (HDR) land use designation permits a
maximum density of 24 dwelling units per acre. Implementing General Plan programs
requires appearance review of architectural design, materials, landscaping, and
incorporate architectural themes into the site and building design. The General Plan
also allows for the Planning Commission to permit an additional 15% density bonus,
consistent with Policy 2.1.2 for high quality architectural design. As analyzed above, the
proposed project, as conditioned, is consistent with the City’s adopted General Plan.
In staff’s opinion, the project is consistent with the goals and poli cies of the Land Use
Element and the Housing Element. The project will provide an additional 208 new
dwellings units of high quality multi-family rental units that assist the City in meeting its
2014-2019 Regional Housing Needs Allocation (RHNA) goals. As conditioned, the
project incorporates architectural and landscape elements that are consistent with the
character of the surrounding neighborhood, and the General Plan’s appearance review
requirement.
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Findings:
Conditional Use Permit (Master Plan of Development):
A Master Plan of Development is required for all multi-family projects over 12 units,
which is approved through the Conditional Use Permit process (AMC section 9 -
2.110(2)). The Conditional Use Permit process provides the opportunity for the publ ic
and the Planning Commission to review the specifics of land use proposals, such as
architectural design, site design, landscape, and specific standards of the Zoning
Ordinance. The following five findings must be made to approve a Conditional Use
Permit:
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual.
Staff Comment: The use and appearance is consistent with the high density
residential designation of the Plan and General Plan Land Use Element Policies and
Housing Element Policies.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
Staff Comment: As conditioned, the project satisfies the City’s Zoning Code
provisions, incorporating high-quality architectural design. Staff has included findings
for density bonus, parking, and height waivers. Upon adoption of these findings, the
project as condition will satisfy this and all other requirements.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
Staff Comment: The proposed residential project will not be detrimental to the
general public or working persons’ health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The project has been designed to be consistent with the existing
neighborhood character as the site has taken into account enviro nmental
consideration and site design challenges to provide the necessary high density
targets.
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
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 exist ing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Staff Comment: The proposed project and use is consistent with the traffic
projections and road improvements anticipated within the General Plan. A traffic
impact report was produced as a part of the proposed project and projects traffic
volumes associated with the proposed project to meet LOS level C or above.
Based on staff’s analysis in the preceding sections, it appears that all of the required
findings for approval of a Master Plan of Development (Conditional Use Permit) can be
made. The project is consistent with the City’s General Plan Land Use and Housing
Elements.
Density Bonus Findings:
The Planning Commission must make the following findings to grant a 15 percent (15%)
density bonus, consistent with General Plan Policy 2.12 for exceptionally high quality
architectural design:
1. The proposed project utilizes high quality materials and finishes through all four
sides of the building(s) located on-site.
Staff Comment: The proposed project utilizes high quality materials such as brick
veneer, stone veneer,, siding, and other finishes consistent with the California
Craftsman architectural style that is on-site on all four sides of the building
2. The proposed project utilizes reduction of massing and other techniques to
reduce appearance of bulk, and density.
Staff Comment: The proposed project utilizing massing reduction techniques, coupled
with grading to reduce bulk and the apparent density of the project with the appearance
of large lots homes instead of typical apartment style homes.
3. The proposed project implements the use of varied rooflines, pop-outs,
architectural appendages and other elements that create visually appealing
projects.
Staff Comment: The proposed project utilizes varies roof line types, pop-outs, eve
brackets, exposed rafter tails, and other architectural features that enhance the
California Craftsman style of architecture and create a visually appealing project from
the City’s major arterial, El Camino Real.
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
4. The proposed project utilizes architectural materials appropriate with the
vernacular of the architectural theme.
Staff Comment: The proposed project incorporates materials consistent with the
California Craftsman style of architecture.
5. The proposed project incorporates significant contributions to the community
such as a park, historic preservation, or road dedications.
Staff Comment: As proposed, the project includes rehabilitation and re-use of a historic
colony house and integrates this as a “clubhouse”, as well as, takes design cues from
the existing colony house that compliments the overall development. Add itionally, the
proposed project includes a critical roadway connection to the future Gran Mercado
collector road.
Native Tree Removal Findings:
The Planning Commission must make the following findings related to removal of a
native tree(s) that is 24-inches or above:
The tree is obstructing proposed improvements that cannot be reasonably designed
to avoid the need for tree removal, as certified by a report from the site planner and
determined by the Community Development Department based on the following
factors:
a. Early consultation with the City,
b. Consideration of practical design alternatives,
c. Provision of cost comparisons (from applicant) for practical design alternatives,
d. If saving tree eliminates all reasonable use of the property, or
e. If saving the tree requires the removal of more desirable trees.
Staff Comment: The applicant has consulted with the City and has considered design
alternatives. In order to meet density targets in the land use designation, the applicant
has sited buildings to preserve as many native trees as feasibly possible.
Based on Staff’s analysis and the arborist report, staff recommends that the Planning
Commission can make the required findings for native tree removals.
Parking Modification Findings:
The Planning Commission must make the following findings to modify parking
requirements for off-street parking, consistent with AMC section 9-4.115 through 9-
4.123:
1. The characteristics of a use or its immediate vicinity do not necessitate the
number of parking spaces, type of design, or improvements required by this title.
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Staff Comment: The proposed project meets the parking requirements through off -site
visitor parking that is to be located on “Street B” which is directly adjacent to the
proposed project. The remainder of the project provides covered, uncovered parking
consistent with the City’s Municipal Code.
2. Reduced parking will be adequate to accommodate on the site all parking needs
generated by the use.
Staff Comment: At minimum, the proposed project is able to accommodate parking of
residents. Additional guest parking is available on -site and with an additional parking
located along both “Street B” and El Camino Real, parking will be sufficient for the
proposed use.
Building Height Waiver Findings:
The Planning Commission must make the following findings to modify building height
requirements in the RMF-20 zone for buildings in excess of two (2) stories and greater
than 30-feet in height, consistent with AMC section 9-113(b)(1):
1. The project will not result in substantial detrimental effects on the enjoyment and
use of adjoining properties.
Staff Comment: The proposed project and its stories and heights utilize existing grades
that minimizes the bulk and appearance of height of the structur es. The site is gently
sloping and utilizes the grade change to reduce the visual appearance of the buildings,
therefore the proposed project will not result in substantial detrimental effects on the
enjoyment of the adjoining properties.
2. The modified height will not exceed the lifesaving equipment capabilities of the
Fire Department.
Staff Comment: The proposed project, as reviewed by the City’s Fire Department, has
been determined to not exceed the lifesaving equipment capabilities of the department.
Proposed Environmental Determination
Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public
agencies and interested members of the public on October 27, 2016. The
Environmental Analysis identified concerns regarding potential impacts to aesthetics, air
quality, biology, cultural resources, geology and soils, water quality, noise, and traffic.
Mitigation measures pertaining to these areas are included. A finding is proposed that
this project would not have a significant effect on the environment based upon the
implementation of the identified mitigation measures.
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Staff is recommending the Commission recommend that the City Council certification of
Proposed Mitigated Negative Declaration 2016-0003.
CONCLUSION:
The proposed project is consistent with the General Plan and Atascadero Municipal
Code, as analyzed within this staff report. The project has been reviewed by the City’s
Design Review Committee and recommendations have been included in the plans or
conditioned in the attached resolutions. It is staff’s opinion that the proposed project, as
conditioned, allows the Planning Commission to make all of the required findings for
project approval.
ALTERNATIVES:
1. The Commission may recommend modifications to the project an d/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 cle arly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may r deny the project. The Commission should 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: Applicant Project Narrative
Attachment 3: Applicant Design Package
Attachment 4: Proposed Mitigated Negative Declaration 2016-0003
Attachment 5: Draft Resolution PC 2016-A – Certification of Mitigated Neg Dec
Attachment 6: Draft Resolution PC 2016-B – Tree Removal Permit
Attachment 7: Draft Resolution PC 2016-C – CUP / Density Bonus Approval
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Attachment 1: Location Map, General Plan, and Zoning
Existing Designations:
-General Plan: High Density Residential (HDR)
-Zoning District: Residential Multi-Family (RMF-20)
Project location: 10785 El Camino
Real / 9355 Avenida Maria
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Attachment 2: Applicant Project Narrative
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Attachment 3: Applicant Design Package
Please see the following Attachment
at end of this packet
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Attachment 5: Proposed Mitigated Negative Declaration 2016-0003
Please see the following Attachment
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ATTACHMENT 6: Draft Resolution PC 2016-A
CUP 2016-0298
Recommendation to Certify Mitigated Negative Declaration 2016-0003
DRAFT RESOLUTION PC 2016-A
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFYING
PROPOSED MITIGATED NEGATIVE DECLARATION 2016-0003
PREPARED FOR, CONDITIONAL USE PERMIT 2016-0298, AND TREE
REMOVAL PERMIT 2016-0200,
ON APN 045-151-009, 011, 063
(2605, 2535, 2705 El Camino Real El Camino Real)
RRM Design Group / LDC Commercial, Inc.
WHEREAS, an application has been received from RRM Design Group (3765 South
Higuera Street, #102, San Luis Obispo, CA 93401), Applicant and LDC Commercial Inc. (PO
Box 2003, Monterey, CA 93942-2003), Property Owner, for approval of a Conditional Use
Permit consistent with Atascadero Municipal Code section 9-2.110(a), a tree removal permit to
remove 608-inches DBH of coast live oaks, and a fifteen (15%) percent density bonus request
consistent with the City’s adopt General Plan Policy 2.1.2 on APN 049-151-009, 011, 063 for the
construction of 208 multi-family residential units; and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2016-0003
were prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission of the City of Atascadero held a public hearing
on November 15, 2016 following the close of the review period to consider the Initial Study and
Proposed Mitigated Negative Declaration; and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero hereby
certify Proposed Mitigated Negative Declaration 2016-0003 based on the following Findings as
shown in Exhibit A:
1. The Proposed Negative Declaration has been completed in compliance with
CEQA guidelines section 15070 through 15075; and,
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2. Proposed Negative Declaration 2015-0002 was circulated for a 20-day public
review from October 27, 2016 to November 15, 2016, consistent with CEQA
Guidelines Section 15105 (b); and
3. CEQA Section 21091(f) and 15704 require a lead agency to consider a Negative
Declaration together with any comments received before approving the projects,
one (1) written comments received by the lead agency; and
4. The City of Atascadero Community Development Department is the custodian of
Negative Declaration 2016-0003 along with other material that constitutes the
record of proceedings upon which this determination is made, which this record is
available to the public for viewing at 6500 Palma Avenue, Atascadero, CA 93422;
and
5. Based on the Planning Commission recommendation there is no substantial
evidence that the project may have a significant effect on the environment; and
6. Based on the entire record, including any comments received, and the Planning
Commission determines that there is no substantial evidence that the project may
have a significant effect on the environment; and
7. The Negative Declaration prepared for the project reflects the Planning
Commission’s independent judgment and analysis.
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BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ______________________, and seconded by Commissioner
___________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Jan Wolff
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
70
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Exhibit A: Proposed Mitigated Negative Declaration 2016-0003
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Exhibit A: Proposed Mitigated Negative Declaration 2016-0003
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ATTACHMENT 5: Draft Resolution PC 2016-B
PLN 2016-1597 / TRP 2016-0200
DRAFT RESOLUTION PC 2016-B
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING PLN
2015-1597 / CONDITIONAL USE PERMIT 2016-0298 (MASTER PLAN OF
DEVELOPMENT) / TREE REMOVAL PERMIT 2016-0200 ON APN 049-
151-009-011, 063
(2605, 2535, 2705 El Camino Real El Camino Real)
RRM Design Group / LDC Commercial, Inc.
WHEREAS, an application has been received from RRM Design Group (3765 South
Higera Street, #102, San Luis Obispo, CA 93401), Applicant and LDC Commercial, Inc.(PO
Box 2003, Monterey, CA 93942-2003), Property Owner, for approval of a Conditional Use
Permit consistent with Atascadero Municipal Code Section 9-2.110(a), a tree removal permit to
remove 608-inches DBH of coast live oaks, and a fifteen (15%) percent density bonus request
consistent with the City’s adopt General Plan Policy 2.1.2 on APN 049-151-009, 011, 063 for the
construction of 208 multi-family residential units; and,
WHEREAS, the site’s current General Plan Land Use Designation is General High-
Density Residential (HDR); and,
WHEREAS, the site’s current Zoning Designation is Residential Multi Family (RMF-
20); and,
WHEREAS, Atascadero Municipal Code Section 9-11.105(d) requires a Planning
Commission decision regarding all tree removal application requests involving native trees 24-
inches dbh or larger; and,
WHEREAS, the Planning Commission has certified Mitigated Negative Declaration
2016-0003 that was prepared for the project and made available for public review in accordance
with the requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
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WHEREAS, timely and properly noticed Public Hearings upon the subject Tree
Removal Permit was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Tree Removal Permit;
and,
WHEREAS; the Planning Commission reviewed the proposed Tree Removal Permit on
November 15, 2016, and considered testimony and reports from staff, the applicants, and the
public after first studying and considering the Mitigated Negative Declaration 2016-0003
prepared for the project, and;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Atascadero makes the following findings and determinations with respect to the proposed Native
Tree Removal Permit:
SECTION 1. Findings for Approval of Tree Removal Permit. The Planning
Commission finds as follows:
1. The trees obstruct proposed improvements that could not be reasonably
designed to avoid the need for tree removal, as certified by a report from the
Site Planner and determined by the Community Development Department
based on the following factors:
a. Early consultation with the City;
b. Consideration of practical design alternatives;
c. Provision of cost comparisons (from applicant) for practical design
alternatives;
d. If saving tree eliminates all reasonable uses of the property; or if
saving the tree requires the removal of more desirable trees.
SECTION 2. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on November 15, 2016, approved Tree Removal
Permit TRP 2016-0200 subject to the following Conditions and Exhibits:
1. EXHIBIT A: Conditions of Approval
2. EXHIBIT B: Mitigation Chart
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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: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jan Wolff
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
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EXHIBIT A: Conditions of Approval / Mitigation Monitoring
PLN 2016-1597 / TRP 2016-0200
Conditions of Approval
PLN 2016-1597 / TRP 2016-0200
Emerald Ridge Apts.
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 that 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 tree removal.
Ongoing PS
3. The owner or applicant shall mitigate the tree removals by replanting native
trees, making appropriate payment to the tree mitigation fund, or a
combination thereof as shown in Exhibit B. Larger box trees may be
substituted for five-gallon replacement trees per the Atascadero Native
Tree Guidelines.
Building
Permit
PS
4. Payment to the tree mitigation fund or approval of a tree replanting and
irrigation plan shall occur before trees are removed.
Building
Permit
PS
5. If tree replanting is selected, the owner or applicant shall provide drip
irrigation to new trees until they are established.
Building
Permit /
Ongoing
PS
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Exhibit B Required Tree Removal Mitigation
PLN 2016-1616 / TRP 2016-0204
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ATTACHMENT 5: Draft Resolution PC 2016-C
PLN 2016-1597 / CUP 2016-0298
DRAFT RESOLUTION PC 2016-C
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING PLN
2015-1597 / CONDITIONAL USE PERMIT 2016-0298 (MASTER PLAN OF
DEVELOPMENT) / TREE REMOVAL PERMIT 2016-0200 ON APN 049-
151-009-011, 063
(2605, 2535, 2705 El Camino Real El Camino Real)RRM Design Group / LDC
Commercial, Inc.
WHEREAS, an application has been received from RRM Design Group (3765 South
Higuera Street, #102, San Luis Obispo, CA 93401), Applicant and Central Coast Assets, LLC
(PO Box 2003, Monterey, CA 93942-2003), Property Owner, for approval of a Conditional Use
Permit consistent with Atascadero Municipal Code section 9-2.110(a), a tree removal permit to
remove 608-inches DBH of coast live oaks, and a fifteen (15%) percent density bonus request
consistent with the City’s adopt General Plan Policy 2.1.2 on APN 049-151-009, 011, 063 for the
construction of 208 multi-family residential units; and,
WHEREAS, the site’s General Plan Designation is HDR (High Density Residential);
and,
WHEREAS, the site’s current Zoning District is RMF-20 (Residential Multi-Family-20);
and,
WHEREAS, Atascadero Municipal Code Section 9-2.110(a) requires a Master Plan of
Development to be approved in the form of a Conditional Use Permit to approve multi -family
development over 12 units; and,
WHEREAS, Atascadero Municipal Code Section 9-4.113(b)(1) allows the Planning
Commission modification of height limitations, provided the Commission first finds the project
will not result in substantial detrimental effects on the enjoyment and use of adjoining properties
and that the modified height will not exceed the lifesaving equipment capabilities of the Fire
Department; and,
WHEREAS, Atascadero Municipal Code Section 9-4.115(h) allows the Planning
Commission the ability to modify parking standards of the Atascadero Municipal Code through
conditional use permit approval based upon specific findings of fact that the characteristics of a
use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or
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improvements required by this title and that reduced parking will be adequate to accommodate
on the site all parking needs generated by the use.; and,
WHEREAS, the Atascadero General Plan Policy 2.1.2 allows the Planning Commission
to grant up to a fifteen percent (15%) density bonus for “exceptionally high quality architecture”)
through required findings; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2016-0003 was
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit application was held by the Planning Commission of the City of Atascadero at w hich
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 15, 2016, studied and considered Conditional Use Permit
2016-0298 (Master Plan of Development) after first studying and considering the Proposed
Mitigated Negative Declaration prepared for the project, and
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings for Building Height Waiver. The Planning Commission of the
City of Atascadero finds as follows:
1. The project will not result in substantial detrimental effects on the enjoyment and use
of adjoining properties.
2. The modified height will not exceed the lifesaving equipment capabilities of the Fire
Department.
SECTION 2. Findings for Parking Modifications. The Planning Commission of the
City of Atascadero finds as follows:
1. The characteristics of a use or its immediate vicinity do not necessitate the nu mber of
parking spaces, type of design, or improvements required by this title.
2. Reduced parking will be adequate to accommodate on the site all parking needs
generated by the use.
SECTION 3. Findings for General Plan Policy 2.1.2 Density Bonus. The Planning
Commission of the City of Atascadero finds as follows:
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1. The proposed project utilizes high quality materials and finishes through all four sides
of the building(s) located on-site.
2. The proposed project utilizes reduction of massing and other techniques to reduce
appearance of bulk, and density.
3. The proposed project implements the use of varied rooflines, pop-outs, architectural
appendages and other elements that create visually appealing projects.
4. The proposed project utilizes architectural materials appropriate with the vernacular
of the architectural theme.
5. The proposed project incorporates significant contributions to the community such as
a park, historic preservation, or road dedications.
SECTION 4. Findings for Approval of Conditional Use Permit. The Planning
Commission of the City of Atascadero finds as follows:
1. The proposed project or use is consistent with the General Plan, 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; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance), with exceptions of building height and parking modifications with
findings contained here within; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
SECTION 5. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on November 15, 2016, resolved to approve
Conditional Use Permit 2015-0298 (Master Plan of Development) subject to the following:
1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development (Site Plan)
3. EXHIBIT C: Proposed Parking Matrix
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4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Grading and Drainage Plan / Utility Plan
6. EXHIBIT F: Floor Plans, Elevations
7. EXHIBIT G: Color and Materials Board
8. EXHIBIT H: Alternative Street B Concept.
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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
______________________________
Jan Wolff
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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ITEM NUMBER: ITEM NUMBER: 6
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EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
Master Plan of Development (CUP 2016-0298)
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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 Department Standard Conditions
1. This Conditional Use Permit shall be for 2605, 2535, 2705 El Camino Real,
described in attached exhibits (APN 049-151-009, 011,063) regardless of
owner. This conditional use permit shall supersede all previously approved
master plans of development for this site.
Ongoing PS
2. The approval of this use permit shall become final and effective for the
purposes of issuing building permits consistent with section 9-1.111 of the
Atascadero Municipal Code.
Ongoing PS
3. The Community Development Department shall have the authority to
approve the following minor changes to the project that (1) modify the site
plan building foot print of the project by less than 10%, and/or (2) 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 or any
proposed architectural changes due to the approval of density bonus with
high quality architectural design.
BP PS, CE
4. Approval of this Conditional Use Permit shall be valid consistent with section
9-2.112 (a) of the Atascadero Municipal Code.
BP PS
5. 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
6. All site plan improvements shall be consistent with Exhibit B of the master
plan of development.
BP PS, CE
7. All landscaping must consist of drought tolerant landscaping consistent with
the Atascadero Mutual Water Company’s drought tolerant plant list or
comparable drought tolerant species. Landscaping shall be installed prior to
issuance of final permits for each phase of development.
BP PS
8. Landscaping shall be included along the north eastern property line.
Pedestrian paths shall be setback a minimum of 1-foot from the property line
where feasible to allow for landscaping of grasses and vines.
BP PS
9. Landscaping plan shall be reviewed by the Atascadero Police Department to BP PS
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ITEM NUMBER: ITEM NUMBER: 6
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Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
ensure neighborhood safety.
10. Fencing and screening shall be reviewed and approved by the City Staff.
External low scale/pedestrian scale fencing such as split rail fencing or
similar is required adjacent to El Camino Real and shall be approved with
landscaping plan and be located outside the right-of-way.
BP PS
11. “Street B” and the pathway that runs along “Street B” shall be offered for
dedication to the City.
PS / PW FM/COC
12. The pedestrian path that runs along “Street B” shall be extended to the north-
east property line to provide for future connectivity.
BP CE
13. All elevations must be consistent with Exhibit F. Minor changes that are
found to be in substantial conformance with Exhibit F that result in a superior
quality appearance may be approved by the Community Development
Director. Maximum building heights shall not exceed 46-feet in height
measured from finished grade.
BP PS
14. Color and materials board shall be consistent with Exhibit G. Any color
deviations or additional colors must be approved by the Community
Development Director or their designee prior to the issuance of building
permits.
BP PS
15. Solar panels shall be utilized consistent with the adopted environmental
analysis on carports unless infeasible due to solar access. If solar panels are
found to be infeasible, the appropriate CEQA process shall be followed to
update the project impacts and identify new mitigation measures as needed.
BP PS
16. Community Identity monument signage shall require a building permit, be
consistent with color and materials of the proposed architecture elements,
and meet the standards established by Section 15, Signs. Community
identification signage shall be located outside the city right-of-way or any
easement dedicated for public access.
BP PS
17. The applicant is required to participate in the City of Atascadero Police
Department Crime Free Multi-Family Housing Program.
On-Going PD
18. A Lot Line Adjustment shall be required to be completed prior to final
occupancy of the 1st building in Phase 1 to ensure all required elements and
turn arounds are located on properties. Recordation of COC with a quitclaim
for easement or Final Map recordation shall be completed
BP PS
19. The 30-foot wide private access and public utility easement as shown on
Recorded Maps book 27, page 55 shall be abandoned as a part of a
recorded parcel map or certificate of compliance with a quitclaim.
BP CE
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ITEM NUMBER: ITEM NUMBER: 6
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Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
20. The project shall be developed and maintained as one development,
regardless of owner(s) and phases.
On-Going PS
21. Final carport locations and heights shall be determined by the City Fire
Marshall.
BP FS
22. A parking management plan shall be submitted with each phase of the
proposed development to ensure adequate parking spaces are provided.
BP PS
23. Street trees along El Camino Real shall be provided at a maximum spacing
of 30-feet on center. Trees shall be Live Oak or Native Sycamore and shall
be located within 10-feet of the back of sidewalk. Existing vegetation
proposed to remain can be incorporated into the street tree requirement. Tre
spacing at the entrance may exceed the maximum spacing to preserve safe
sight distance. Accent tree varieties may also be located at this location.
Street trees along “Street B” shall be a medium sized tree such as Chinese
pistache, Chitalpa, or other species approved by the Community
Development Director. Tree spacing shall be a maximum, of 30-feet on
center.
BP PS
24. Street trees, which are defined as any tree within the sidewalk, within any
planter area that separates the sidewalk from the travel way/parking lanes, or
within 10 feet of the back of sidewalk, shall be maintained by the property
owner in a manner which allows the tree to grow to its natural canopy height
and width. Low lying branches shall be removed consistent with fire
department standards for clear access. Irrigation shall be monitored and
maintained and deep root watering methods shall be utilized. Should a tree
require replacement, approval of the replacement tree species and location
shall be obtained from the City’s Planning Division prior to removal. Any
removed street tree shall be replaced in accordance with City standards and
any approved entitlement conditions. This shall apply to trees along the
project frontage of El Camino Real and Future Street.
BP PS
25. Parking lot shade trees, both those in planter fingers/islands and along the
perimeter of parking areas, shall be maintained in a manner which allows the
tree to achieve a canopy to provide a minimum of 10% coverage of the
parking lot. Low lying branches shall be removed consistent with fire
department standards for clear access. Irrigation shall be monitored and
maintained and deep root watering methods shall be utilized. Should a tree
require replacement, approval of the replacement tree species and location
shall be obtained from the City’s Planning Division prior to removal. Any
removed street tree shall be replaced in accordance with City standards and
any approved entitlement conditions.
BP PS
26. Two additional pedestrian pathways shall be provided along the El Camino
Real frontage linking the City sidewalk to the developments pedestrian trail, if
BP PS
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ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
feasible and meets ADA accessibility requirements
27. Retaining and/or decorative walls associated with the pedestrian trail along
the El Camino real frontage shall be finished consistent with the architectural
detailing of the project. Material options include stucco, brick/stone veneer, or
a decorative dark color split face block consistent with the approved color
scheme.
BP PS
28. The applicant shall be required to submit construction plans to San Luis
Obispo Air Pollution Control District (SLOAPCD) to define appropriate
mitigation measures to ensure air emissions do not exceed thresholds for
each phase of development for both construction and operation emissions. A
letter outlining these mitigation measures shall be provided to the City prior to
issuance of any building permit or grading permit for each phase of the
project.
BP/GP PS
Building Division Conditions
29. All building permit submittals shall be consistent with the adopted California
Building Code (CBC) at the time of building permit submittal.
BP BS
30. All required fire-turnarounds shall be approved by the Fire Marshall prior to
the issuance of permits.
BP FS
31. Location of fire hydrants shall be reviewed and approved by the Fire Marshall
prior to the issuance of permits.
BP FS
32. Painted Red Curbs or installation of no-parking signs shall be determined by
the Fire Marshall within the boundary of the proposed project and shall be
installed prior to final occupancy of each phase.
BP FS/CE
Public Works Project Conditions
33. The developer shall offer to the public a 50-feet wide right-of-way along the
northerly project boundary, connecting the El Camino Real right-of-way to
the easterly project boundary, to the satisfaction of the City Engineer.
GP, BP CE
34. The developer shall design and improve said right-of-way in accordance with
City Standards and Standard Specifications and to the satisfaction of the City
Engineer. The structural pavement section shall be designed based on a
Traffic Index = 5.0 with a 20-year life, to the satisfaction of the City Engineer.
GP, BP CE
35. The new right-of-way (Street B) shall be improved with public utilities,
including an 8” public water main, 8” public sewer main, 18” storm sewer,
gas, power, telephone, and cable TV systems from El Camino Real to the
easterly project boundary.
GP, BP CE
86
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
36. Public improvement plans (PIPs) shall be prepared by a licensed civil
engineer. PIPs shall be prepared on 24”x36” plan sheets and in accordance
with Section 2 of City Standard Specifications effective date March 6, 2014.
GP, BP CE
37. El Camino Real signing and striping shall be in accordance with the
California Manual on Uniform Traffic Control Devices (CA-MUTCD) and shall
include a bicycle lane, to the satisfaction of the City Engineer
GP, BP CE
38. Street lights may be required at specific locations as determined by the City
Engineer for both El Camino Real and Street B.
GP, BP CE
39. The design of structural pavement section shall be based on a Traffic Index =
10.00 (based on a 20-year design life for reconstruction) for frontage
improvements along El Camino Real. Pavement and base sections shall be
designed and constructed in accordance with the City of Atascadero
Engineering Standards and Standard Specifications. When said standards
and specifications are not clear, lack necessary details, or are silent, the
minimum standard shall be based upon the current edition of the San Luis
Obispo County Public Improvement Standards or Caltrans Standard
Drawings and Standard Specifications, as determined by the City Engineer.
GP, BP CE
40. Street trees shall be planted along El Camino Real to the satisfaction of the
Community Development Director and City Engineer. Trees planted within
10-feet of the public sidewalk shall use deep-root barriers”.
GP, BP CE
41. The subject property shall be designed to accept and convey off-site storm
water run-off consistent with the existing on-site and off-site drainage
patterns and restrictions. Stormwater detention/retention as well as water
quality shall conform to the City and State requirements
GP, BP CE
42. This project shall comply with the Post-Construction Storm Water
Management regulations and requirements of the City’s Standard
Specifications and the RWQCB (Central Coast Region) Resolution No. R3-
2013-0032. All development submittals shall include a Storm Water Control
Plan (SWCP) using the City’s form and associated supporting
documentation. An Operations and Maintenance Plan (OMP) is required
and shall be prepared and submitted to the City Engineer for review and
approval. At the discretion of the City Engineer based on the complexity of
the OMP, an estimated operating and maintenance budget may be required
to be prepared by a licensed engineer
GP, BP CE
43. The City Engineer can require the OMP be recorded as an agreement
against the property. When recordation of an OMP agreement is required,
the agreement shall contain provisions allowing the City to enter the property,
following reasonable notice to the property owner or tenant, to conduct an
inspection of the storm water system and post-construction storm water
management controls.
GP, BP CE
87
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
44. The OMP shall include a section addressing inspection and reporting by a
third party, to the satisfaction of the City Engineer.
GP, BP CE
45. When an OMP is required after the City has created a City Standard OMP
template, the OMP shall be based on the City template, to the satisfaction of
the City Engineer.
GP, BP CE
46. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any
ground disturbing activities. The WDID number provided upon acceptance of
the SWPPP into the State’s SMARTS system registration shall be noted on
the Title Sheet of the Public Improvement Plans.
BP CE
47. Prior to approval of construction plans, percolation testing shall be completed
for all drainage basins requiring infiltration. The project engineer shall
provide calculations and a report demonstrating that the basin will drain
within seven (7) days following a storm. The system shall be in compliance
with the Post Construction Stormwater Management requirements in
accordance with all City and State regulations.
BP CE
48. Flood control basins are utilized in the City of Atascadero, as determined
appropriate depending upon site conditions: Retention basins, Detention
basins, and Subsurface Infiltration Basins. In all cases, the Project Engineer
shall provide evidence that the basin will completely drain within seven (7)
days to the satisfaction of the City Engineer. Flood control basins may be
incorporated into other on-site storm water management facilities.
Retention Basin. Any drainage basin which is used as a terminal disposal facility shall
be classified as a retention basin.
a. Basin Capacity. The basin capacity is to be based on the theoretical runoff
from a 50-year storm, 10-hour intensity for 10-hour duration. No reduction in
required capacity shall be given for soil percolation rates. In addition, an
antecedent moisture factor of 1.3 shall be required in locations where there
are limited areas for overflow (i.e., a natural sump).
b. Percolation Test Required. A minimum of 3 percolation tests per basin shall
be submitted to the City Engineer for approval prior to approval of the plans,
to determine that the basin will be able to drain within the seven -day
standard noted above. Deep soil borings may be required in areas where
there is concern of shallow depth to groundwater.
Detention Basin. Any drainage basin which has a downstream outlet designed to
meter the outflow shall be classified as a detention basin. Basin capacity shall be
based on receiving the runoff from a 50-year storm with the watershed in its fully-
developed condition, and releasing the flow equivalent to the runoff from a 2 -year
storm with the project site in its pre- development condition. The outlet shall release
water in a non-erosive manner.
Subsurface Infiltration Basins. Subsurface basins may be used for either retention or
detention of site runoff, where their application is suitable for project conditions.
GP, BP CE
88
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
Subsurface basins shall be limited to locations where the depth to seasonally high
groundwater is greater than 10-feet below the deepest portion of the basin. The
Project Engineer must address the following areas of concern:
a. Design Criteria.
i. Distance to structures on site
ii. Maintenance practicality including landscape maintenance and
maintenance access
iii. Horizontal distance to wells or septic facilities
iv. Long-term percolation rate
v. Surface (vehicle) loading characteristics (where applicable)
c. Drain Rock. Drain rock shall be clean, crushed granite (angular rock of
similar approved hardness per a manufacturer’s recommendations) with
rock size ranging from 1-1/2-inch to 3/4-inch. Rock gradation shall conform
to the Specification of ASTM C-33 #4.
d. Operational Requirements.
i. Water quality of inflow (both sediment and chemical loading) may
require pretreatment or separation
ii. Maintenance plan shall include provisions for vehicular access and/or
confined-space entry safety requirements, where applicable
iii. A safe overflow path shall be identified on the plan, to the satisfaction of
the City Engineer.
Overflow Path Required. The design of all drainage basins shall identify the
designated route for overflow. The Project Engineer shall design the overflow path
so that the flow in a 100- year storm is non-erosive and will not damage downstream
improvements (including other basins).
49. The on-site wastewater collection system shall be privately owned and
operated. That portion offered to the public will remain as a private
wastewater system until accepted by the City of Atascadero.
GP, BP CE
50. New on-site public utility distribution systems for gas, power, telephone,
cable TV shall be constructed underground, to the satisfaction of the City
Engineer.
GP, BP CE
Mitigation Monitoring / MND 2016-0003
Mitigation Measure 1.d.1: A photo metric plan will be required for each phase of
construction at the time of building permit submittal.
BP PS/BS
Mitigation Measure 3.b.1: At the time of building permit submittal, the Applicant may
submit a detailed construction plan with timelines for construction to ensure
appropriate quality mitigation measures are in place for each phase of construction.
The applicant may submit this construction schedule to APCD and provide City Staff
a list of mitigation measures as approved by SLOAPCD. These mitigation measures
will be placed on the approved building plans for each phase.
BP PS/BS
89
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all
applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior
to any grading activities a geologic evaluation should be conducted to determine if
NOA is present within the area that will be disturbed. If NOA is not present, and
exemptions request must be filed with the District. If NOA is found at the site, the
applicant must comply with all requirements outlined in the Asbestos ATCM. This
may include development of an Asbestos Dust Mitigation Plan and an Asbestos
Health and Safety program for approval by the APCD. Technical Appendix 4.4 of the
SLO County APCD CEQA Air Quality Handbook includes a map of zones throughout
San Luis Obispo County where NOA has been found and geological evaluation is
required prior to any grading.
GP PS/BS
Mitigation Measure 3.b.3: The project shall reduce nitrogen oxides (NOx), reactive
organic gases (ROG), and diesel particulate matter (DPM) emissions from
construction equipment listed below:
1. Maintain all construction equipment in proper tune according to
manufacturer’s specifications;
2. Fuel all off-road and portable diesel powered equipment with ARB certified
motor vehicle diesel fuel (non-taxed version suitable for use off-road);
3. Use diesel construction equipment meeting ARB's Tier 2 certified engines or
cleaner off-road heavy-duty diesel engines, and comply with the State off-
Road Regulation;
4. Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner
certification standard for on-road heavy-duty diesel engines, and comply
with the State On-Road Regulation;
5. Construction or trucking companies with fleets that that do not have engines
in their fleet that meet the engine standards identified in the above two
measures (e.g. captive or NOx exempt area fleets) may be eligible by
proving alternative compliance;
6. All on and off-road diesel equipment shall not idle for more than 5 minutes.
Signs shall be posted in the designated queuing areas and or job sites to
remind drivers and operators of the 5 minute idling limit;
7. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
8. Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors;
9. Electrify equipment when feasible;
10. Substitute gasoline-powered in place of diesel-powered equipment, where
feasible; and,
11. Use alternatively fueled construction equipment on-site where feasible, such
as compressed natural gas (CNG), liquefied natural gas (LNG), propane or
biodiesel
BP PS/BS
Mitigation Measure 3.b.4: The project shall utilize Best Available Technology (BACT)
in order to reduce ozone precursor emissions from the list below.
1. Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road
and 2010 on-road compliant engines;
2. Repowering equipment with the cleanest engines available; and
3. Installing California Verified Diesel Emission Control Strategies. These
strategies are listed at: http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm
BP PS/BS
90
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation Measure 3.d.1: The project shall be conditioned to comply with all
applicable District regulations pertaining to the control of fugitive dust (PM-10):
2.4 Fugitive Dust Mitigation Measures: Expanded List
If the estimated ozone precursor emissions from the actual fleet for a given
construction phase are expected to exceed the APCD threshold of significance after
the standard mitigation measures are factored into the estimation, then BACT needs
to be implemented to further reduce these impacts. The BACT measures can include:
1. Reduce the amount of the disturbed area where possible;
2. Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site. Increased watering frequency would be
required whenever wind speeds exceed 15 mph. Reclaimed (non -potable)
water should be used whenever possible;
3. All dirt stock pile areas should be sprayed daily as needed;
4. Permanent dust control measures identified in the approved project
revegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities;
5. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast germinating,
non-invasive grass seed and watered until vegetation is established;
6. All disturbed soil areas not subject to revegetation should be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD;
7. All roadways, driveways, sidewalks, etc. to be paved should be completed
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are us ed;
8. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site;
9. All trucks hauling dirt, sand, soil, or other loose materials are to be covered
or should maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with CVC Section
23114;
10. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site;
11. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water should be used
where feasible;
12. All of these fugitive dust mitigation measures shall be shown on grading and
building plans; and The contractor or builder shall designate a person or
persons to monitor the fugitive dust emissions and enhance the
implementation of the measures as necessary to minimize dust complaints,
reduce visible emissions below 20% opacity, and to prevent transport of
dust offsite. Their duties shall include holidays and weekend periods when
work may not be in progress. The name and telephone number of such
persons shall be provided to the APCD Compliance Division prior to the start
of any grading, earthwork or demolition.
BP PS/BS
91
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation Measure 4.d.1: If any active nests are found that would be impacted by
construction, then the nest sites shall be avoided with the establishment of a non -
disturbance buffer zone around active nests as determined by a qualified biologist.
Nest sites shall be avoided and protected with the non-disturbance buffer zone until
the adults and young of the year are no longer reliant on the nest site for survival as
determined by a qualified biologist. As such, avoiding disturbance or take of an active
nest would reduce potential impacts on nesting birds to a less-than-significant level.
GP PS
Mitigation Measure 4.e.1: Grading and excavation and grading work shall be
consistent with the City of Atascadero Tree Ordinance. Special precautions when
working around native trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be pruned prior to
any heavy equipment work being done.
4. Vehicles and stockpiled material shall be stored outside the drip line of
all trees.
5. All trees within twenty feet of construction work shall be fenced for
protection with 4-foot chain link, snow or safety fencing placed per the
approved tree protection plan. Tree protection fencing shall be in place
prior to any site excavation or grading. Fencing shall remain in place
until completion of all construction activities.
6. Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal.
7. Utilities such as water, gas, power, cable, storm drainage, and sewer
should be redirected from under the canopy of any trees that are to
remain.
8. Where a building is placed within the canopy of a tree the foundation
should be redesigned so that it bridges across any root systems.
9. Any foundation or other structure that encroaches within the drip line of
trees to be saved shall be dug by hand.
10. At no time shall tree roots be ripped with construction equipment.
GP PS
Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations
called out in the Tree Protection Plan. An inspection of the tree fencing shall be done
by City staff prior to issuance of building permits.
GP PS
Mitigation Measure 4.e.3: The following measure shall be incorporated on-site during
the construction process of the proposed project:
1. A minimum height construction protective barrier shall be erected
around the drip line of the tree plus 4’. The fence shall be
supported with “T” posts at no more than 6’ o.c. and tied at least 3
places per post. This fence shall be installed by the General
Contractor before any rough grading is allowed on the site.
Approval for this stage must be obtained in writing from either the
Arborist or the Counties/Cities representative.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn during construction process
GP PS
92
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
shall be pruned prior to any heavy equipment work being
undertaken.
4. Once the rough grading is accomplished the fence may be moved
closer to the trunk of the tree for finish grading. At no time shall the
fence be placed within the Critical Root Zone (CRZ). This location
is determined by the diameter of the trunk at Diameter Breast
Height (DBH). (4.5’ above grade) and is 1’ per 1” diameter in the
direction of the drip line. At no time shall the fence be moved closer
to the trunk than the drip line.
5. Any roots that are encountered over 2” diameter, during the
excavation process shall be clean cut perpendicular to the direction
of root growth with a handsaw. At no time shall tree seal be applied
to any cut. Any roots over 2” diameter the county/city
representative shall be notified to determine the preferred course of
action.
6. All trenching with CRZ area shall require hand trenching to
preserve and protect roots over 2” in diameter.
7. No grading of trenching is allowed within the CRZ fenced area
without written permission from the County/City representative or a
certified arborist.
8. Any roots over 4” in diameter are not to be cut or ripped until
inspected and approved in writing by the arborist.
9. If, for whatever reason, work must be accomplished inside the drip
line 4”-6” of mulch must be applied first to decrease the possibilities
of compaction upon written approval from the arborist.
10. There shall be a pre-construction meeting between the
Engineering/Planning staff of the County/City, Grading equipment
operators, Project Superintendent and the Arborist to review the
project conditions and requirements prior to any grubbing or earth
work for any portions of the project site. All tree protection fencing
shall be installed for inspection prior to this meeting.
11. All trees shall be pruned before any construction takes place that
are in the development areas to be saved if they might be
damaged by the construction equipment. This must be
accomplished by a bonded, licensed, and certified Tree Service
Contractor.
12. All debris shall be cleared from the area or chipped and spread on
the site or stacked in orderly piles for future use by the Owner, at
the Owners request.
13. In locations where paving is to occur within the drip line grub only
and do not compact unless authorized in writing. Permeable pavers
or other preamble surface must be approved by the Arborist.
Mitigation Measure 4.e.4: Upon project completion and prior to final occupancy a
final status report shall be prepared by the project arborist certifying that the tree
protection plan was implemented, the trees designated for protection were protected
during construction, and the construction-related tree protection measures are no
longer required for tree protection for each phase.
FI PS
93
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native trees
BP PS/ BS
Mitigation 5.a.1: Modifications to the building shall reflect the original design and
follow the Secretary of the Interior’s Standards for the treatment of historic properties.
The proposed project includes a modified floor plan of the colony home and a new
deck. The modified floor plan shall preserve all defining characteristics and features
of the building. The new deck shall be designed to emphasize unique and original
features of the home, such as the bay windows. The design shall incorporate the
original characteristics of the deck with the encircling veranda and utilize minimal
solid wood posts and rails.
BP PS/ BS
Mitigation 5.b.c.1: Conduct a phase one archaeological survey before the issuance of
building permits. If resources are present on the project site, a cultural resource
monitor from the Salinan Tribe will be present during all ground disturbing activities.
GP PS/ BS
Mitigation 5.d.1: In the event that human remains are discovered on the property, all
work on the project shall stop and the Atascadero Police Department and the County
Coroner shall be contacted. The Atascadero Community Development Department
shall be notified. If the human remains are identified as being Native American, the
California Native American Heritage Commission (NAHC) shall be contacted at (916)
653-4082 within 24 hours. A representative from both the Chumash Tribe and the
Salinan Tribe shall be notified and present during the excavation of any remains.
GP PS
Mitigation Measure 6.b.1: The on-site subdivision / grading permit plans shall include
erosion control measures to prevent soil, dirt, and debris from entering the storm
drain system during and after construction, consistent with mitigation or construction
methods outlined in the geotechnical report. Plans shall be approved by the City
Engineer prior to issuance.
GP PS/ BS
Mitigation Measure 6.b.2: All cut and fill slopes mitigated with an appropriate erosion
control method (erosion control blanket, hydro-mulch, or straw mulch appropriately
anchored) immediately after completion of earthwork, as approved by the City
Engineer. All disturbed slopes shall have appropriate erosion control methods in
place.
GP PS / BS
Mitigation Measure 6.b.3: The contractor will be responsible for the clean-up of any
mud or debris that is tracked onto public streets by construction vehicles. An
approved device must be placed prior to commencement of grading activities. This
device shall be approved by the City Engineer.
GP / FI PS/CE
Mitigation Measure 8.h.1: Construction will comply with section the California Building
and Fire Codes. New residences in the City are required to install fire sprinklers. Fire
protection measures shall include the use of non-combustible exterior construction
and roofs and fire-resistant building materials.
BP / FI BS / FD
Mitigation Measure 9.d.e.f.2: The developer is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures
are implemented. Failure to comply with the approved construction Best
Management Practices will result in the issuance of correction notices, citations, or
GP PS/CE
94
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
Conditions of Approval / Mitigation Monitoring Program
PLN 2016-1597 / CUP 2016-0298
Emerald Ridge Apartments
2605, 2535, 2705 El Camino Real
APN 049-151-009,011,063
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
stop orders.
Mitigation Measure 16.a.b.1: Striping El Camino Real must be provide a designated
left turn lane that provides access to the project access roadway.
FI PS/CE
Mitigation Measure 16.a.b.2: Restricting parking to improve sight lines for vehicles
exiting the commercial driveway on the south side of Principal Ave must be approved
by the Public Works department. This may include red curb striping / signage or any
other additional devices required to enforce no parking along this segment.
FM or FI FD
Mitigation Measure 16.a.b.3: Payment of Circulation System Fee (TIF) shall be made
prior to the issuance of building permits for 181 residential units th at contribute to the
deficiencies to the US 101 / Del Rio Road interchange. Those traffic impact fees shall
be collected based on the adopted traffic impact fee at the time of building permit
issuance. At this time, the adopted traffic impact fee is $3,684 per units, which is
collected as a part of the overall development impact fee.
BP PS/CE
Mitigation Measure 16.a.b.4: Payment of Circulation System Fee (TIF) shall be made
prior to the issuance of building permits for 27 bonus residential units not anticipated
by the City’s General Plan that contribute to the deficiencies to the US 101 / Del Rio
Road interchange. Those traffic impact fees shall be collected based on the adopted
traffic impact fee at the time of building permit issuance. At this time, the adopted
traffic impact fee is $3,684 per units, which is collected as a part of the overall
development impact fee.
An additional, fair share contribution, traffic fee shall be applicable for the 27 bonus
units. The applicant shall pay its fair share based on its percentage impact by the
provided traffic study. The fair share contribution shall be based on the September
23, 2014 Management Report estimating the Del Rio Road / US 101, which is
estimated at 12 million dollars. This additional feel shall be collected as a part of
Phase II and Phase III units, or distributed evenly over all 3 phases. The applicant
may further refine the percentage of impact with an additional study to be approved
by both the City Engineer and the Community Development Directo r.
BP PS/CE
Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the Community
Development Department for review and approval. Landscaping must consist of
drought tolerant species and utilize drip irrigation.
BP PS/BP
95
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT B: Master Plan of Development (Site Plan)
Master Plan of Development (CUP 2016-0298 )
*Full Sized Site Plan in Project File
96
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT C: Proposed Parking Matrix / Parking Plan
Master Plan of Development (CUP 2016-0298 )
Proposed Parking Calculations – Emerald Ridge
Unit Types Number
of Units
Typical Parking
Requirement - AMC
Parking
Spaces
Needed-
AMC
Provided Spaces On-Site
1 bedroom unit 72 1.5 spaces per unit 108 spaces 98 uncovered spaces
247 Covered Spaces
11 uncovered guest spaces
31 uncovered guest spaces
(Street B)
14 Motorcycle Stalls
2 bedroom unit 136 2 spaces per unit 272 spaces
Guest Spaces 1 per 5 units 42 spaces
Motorcycle Parking
Substitution
1 motorcycle space
per 20 spaces
-21 spaces
Bicycle Parking
Substitution
1 bicycle rack per 20
spaces
-21 spaces
Total Number of Parking Spaces Required under AMC 380 spaces 401 spaces provided
+21 spaces
97
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT C: Proposed Parking Matrix / Parking Plan
Master Plan of Development (CUP 2016-0298 )
98
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT D: Landscaping Plan
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
99
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT E: Grading and Drainage Plan / Utility Plan
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
100
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT E: Grading and Drainage Plan / Utility Plan
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
101
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT E: Grading and Drainage Plan / Utility Plan
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
102
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT F: Floor Plans / Elevations
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
103
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT F: Floor Plans / Elevations
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
104
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT F: Floor Plans / Elevations
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
105
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT F: Floor Plans / Elevations
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
106
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT F: Floor Plans / Elevations
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
107
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT F: Floor Plans / Elevations
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
108
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT F: Floor Plans / Elevations
Master Plan of Development (CUP 2016-0298 )
*Full Sized Plan in Project File
109
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT G: Color and Materials Board
Master Plan of Development (CUP 2016-0298 )
*Additional Colors may be approved by Community Development Director
110
ITEM NUMBER: ITEM NUMBER: 6
DATE: 11-15-16
EXHIBIT H: Street B Angled Parking Alternative
Master Plan of Development (CUP 2016-0298 )
T:\- 16 PLNs\PLN 2016-1597 Emerald Ridge Redesign\Planning Commission\PLN2016-1597 Emerald Ridge.doc
111
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADEROPROJECT# 0238-01-RS15 SHEET INDEXT.1 COVER SHEETT.2 INSPIRATION BOARDT.3 TOPOGRAPHIC SURVEY A.1 ARCHITECTURAL SITE PLANA.2 SITE SECTIONSA.3 VEHICULAR ACCESS AND PARKINGA.4 ACCESSIBLE PATHWAYSA.5 PEDESTRIAN PATHWAYSA.6 PROJECT PHASING PLANA.7 MIN. OPEN SPACE EXHIBITA.8 MIN. LANDSCAPE COVERAGE EXHIBITC.1 PRELIMINARY GRADING PLANC.2 PLELIMINARY UTILITY PLANL.1 INSPIRATION IMAGESL.2 OVERALL LANDSCAPE PLANL.3 COMMON LANDSCAPE AREAL.4 TYP. COURTYARD LANDSCAPEL.5 PLANT SCHEDULEA.9 BLDG. A TYP. UNIT PLANSA.10 BLDG. A TYP. UNIT PLANS A.11 BLDG. 1A, 3A & 5A SUBFLOORA.12 BLDG. 1A, 3A & 5A FIRST FLOORA.13 BLDG. 1A, 3A & 5A SECOND FLOORA.14 BLDG. 1A, 3A & 5A THIRD FLOORA.15 BLDG. 1A, 3A & 5A ELEVATIONSA.16 BLDG. 1A, 3A & 5A ELEVATIONSA.17 BLDG. B TYP. UNIT PLANSA.18 BLDG. B TYP. UNIT PLANSA.19 BLDG. B TYP. UNIT PLANSA.20 BLDG. 2B, 4B & 6B SUBFLOORA.21 BLDG. 2B, 4B & 6B FIRST FLOORA.22 BLDG. 2B, 4B & 6B SECOND FLOORA.23 BLDG. 2B, 4B & 6B THIRD FLOORA.24 BLDG. 2B, 4B & 6B ELEVATIONSA.25 BLDG. 2B, 4B & 6B ELEVATIONSA.26 CLUBHOUSE FLOOR PLANA.27 CLUBHOUSE ELEVATIONSA.28 CLUBHOUSE ELEVATIONSA.29 TYPICAL CARPORTSA.30 PERSPECTIVE - PROJECT ENTRYA.31 PERSPECTIVE - EL CAMINOA.32 PERSPECTIVE - TYP. COURTYARDA.33 PERSPECTIVE - CLUBHOUSEA.34 COLORS AND MATERIALSTOTAL SHEET COUNT = 44BUILDING AREASBUILDING A (35 UNITS) *(12) - PLAN A13,464 SF(8) - PLAN B 5,544 SF(9) - PLAN C1 8,856 SF(5) - PLAN C2 4,840 SF(1) - STUDIO 450 SFCARPORTS/TANDEM/STORAGE/STAIRSCOURTYARDS/WALKWAYS 14,286 SF BUILDING A SUBTOTAL 47,440 SF(3) - BUILDING A TOTAL 142,320 SF*BUILDINGS 1A AND 3A WILL HAVE 1 LESS 1 BED UNIT FOR A TOTAL OF 34 UNITS PER BLDG.BUILDING B (35 UNITS) (10) - PLAN A11,220 SF(12) - PLAN B 2,079 SF(3) - PLAN C1 2,952 SF(2) - PLAN C2 1,936 SF(2) - PLAN D 2,108 SF(6) - PLAN E 6,768 SFSTAIRS/COURTYARDS/WALKWAYS 7,626 SF BUILDING B SUBTOTAL 34,689 SF(3) - BUILDING A TOTAL 104,067 SFCARPORTS (172 STALLS) (31) - STANDARD (4-PACK) 18,414 SF(12) - COMPACT (4-PACK) 5,568 SFCARPORT TOTAL 23,982 SFPROJECT DIRECTORYCLIENT: LDC COMMERCIALPO BOX 2003MONTEREY, CA 93940ARCHITECT: RRM DESIGN GROUP 3765 SOUTH HIGUERA ST, SUITE 102SAN LUIS OBISPO, CA 93401 CONTACT: EDDIE HERRERAEMAIL: EMHERRERA@RRMDESIGN.COMPH: 805-543-1794LANDSCAPE: RRM DESIGN GROUP3765 SOUTH HIGUERA ST, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: WES AROLACIVIL: RRM DESIGN GROUP3765 SOUTH HIGUERA ST, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: TIM WALTERSARBORIST: DAVE’S TREE SERVICE 625 JAMESON COURTARROYO GRANDE, CA. 93420CONTACT: DAVE RAGAN PH: 805-481-1038 TRAFFIC: W-TRANS 475 14TH STREET, SUITE 290OAKLAND, CA. 94612CONTACT: SMADAR BOARDMANPH: 510-444-2600HISTORICAL: BERTRANDO AND BERTANDO RESEARCH CONSULTANTS267 FOOTHILL BLVD.SAN LUIS OBISPO, CA 93405 CONTACT: BETSY BERTRANDOPH: 805-544-1308DWELLING UNIT AREASUNIT A - TOWNHOME LOWER FLOOR 598 SFUPPER FLOOR 524 SFTOTAL LIVING 1,122 SFDECK/PATIO 64 SFUNIT B - FLAT LOWER FLOOR 693 SFTOTAL 693 SFDECK/PATIO 45 SFUNIT C1 - FLAT LOWER FLOOR 984 SFTOTAL 984 SFUNIT C2 - FLAT LOWER FLOOR 968 SFTOTAL 968 SFDECK/PATIO 50 SFUNIT D - FLAT LOWER FLOOR 1,054 SFTOTAL LIVING 1,054 SFPATIO 59 SFUNIT E - TOWNHOME LOWER FLOOR 590 SFUPPER FLOOR 538 SFTOTAL LIVING 1,128 SFDECK 76 SFPATIO 60 SFCLUBHOUSE LOWER FLOOR 1,580 SFATTIC 400 SFTOTAL LIVING 1,128 SFDECK 910 SFDENSITY STATISTICSLOT AREA (NET)7.55 AC (328,878 SF)RMF ZONE DENSITY24 DWELLING UNITS PER NET ACRE 24DU x 7.55 AC = 181 UNITS15% DENSITY BONUS FOR ATTACHED MULTI-FAMILY PROJECT OF EXCEPTIONALLY HIGH DESIGN QUALITY THROUGH THE CONDITIONAL USE PERMIT PROCESS.181 UNITS x 0.15 = 27 UNITSTOTAL DWELLING UNITS ALLOWED = 208 UNITST.1COVER SHEETDWELLING UNITSNUMBER OF DWELLING UNITS PROPOSED 1 BED UNITS 722 BED UNITS 136 TOTAL DWELLING UNITS 208 PARKING CALCS.Table 1. Required Parking per City Zoning Code Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.5 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 21.0Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0TOTAL – 208 UNITS 380 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Table 2. Proposed Parking Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.5 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 14.0(1:30 ratio)Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0TOTAL – 208 units 387.0 Supplemental off-site parking (El Camino Real) +/-25.0With Supplemental Guest Parking at El Camino Real 412.0 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Table 3. Proposed Parking Breakdown Summary Parking Space Type Spaces Provided Uncovered Standard 57 Uncovered Compact 351 Electric Car 6Carports Standard 1242 Carports Compact 48 1,2 Carports/Tandem (Bldg A) 752 Guest 42(31 stalls on Street B) TOTAL Vehicle Stalls 387 Off-Site Supplemental Guest Parking 25 TOTAL Vehicle Stalls Plus Off-Site Supplemental Guest Parking 412 Motorcycle Stalls 14 Bicycle Racks (5 bikes per rack) 21 TOTAL Motorcycle and Bicycle 35 1 Code allows 20% compact spaces. Total of 20% compact spaces proposed, consisting of uncovered and as carports.. 2 Covered Parking. One (1) covered parking space (carport or tandem) per dwelling unit required. Total of 247 proposed; 208 required. PROJECT DATAAPN: 049-151-063, 049-151-009, 049-151-011ZONING: RMF 20 ALLOWABLE HEIGHT: 30 FT/2 STORIESPROPOSED HEIGHT: REFER TO SITE BLDG. SECTIONS (HEIGHT AND STORY INCREASE THROUGH C.U.P.)ALLOWABLE LOT COVERAGE: 50%SETBACKS: FRONT: 25 FEET SIDE: 5 FEET REAR: 10 FEETOPEN SPACE: (SEE SHEET A.7)REQUIRED: 300 SF PER UNIT208 UNITS X 300 SF = 62,400 SF MIN. REQUIRED*SPACE MAY BE PROVIDED IN MORE THAN ONE LOCATION PROVIDED THAT NO INDIVIDUAL OPEN SPACE IS LESS THAN 1,000 SFMIN LANDSCAPE: 25% (SEE SHEET A.8)Attachment 5: Applicant Design Package112
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 T.2PROJECT NARRATIVE3765 S. Higuera St., Ste. 102 • San Luis Obispo, CA 93401 p: (805) 543-1794 • f: (805) 543-4609 www.rrmdesign.coma California corporation y Lenny Grant, Architect C26973 y Jerry Michael, PE 36895, LS 6276 y Jeff Ferber, LA 2844 EMERALD RIDGE PROJECT NARRATIVE Applicant: LDC Commercial Representative: RRM Design Group Addresses: 2605, 2555, &2705 El Camino Real APNs: 049-151-063, 049-151-049, 049-151-011) Land Use/Zoning: Residential Multiple-Family High Density (RMF -20) Project Description: 208 residential units on 7.55 acres The units include: 1)One-bedroom units (72); and 2)Two-bedroom units (136). Density Calculations Per Municipal Code Section 9-3.173 (f), a density bonus may be granted, subject to approval by the City Council through a master plan of development (CUP), consistent with Sections 9-3.801 through 9-3.806. In addition, General Plan Policy 2.1 supports approval of a 15% density bonus through the CUP upon a finding of superior design. Allowed Density: 24 units/acre Calculation: 24 x 7.55 = 181.2 15% Density Bonus: 181 x 0.15 = 27 Proposed Density: 181 + 27 = 208 units Proposed Density – Rationale for Support: Consistent with the following Housing Element goals and policies: 1)Goal HOS 1: Promote diverse and high-quality housing opportunities to meet the needs of all segments of the community. 2)Policy 1.2: Encourage a variety of high-quality housing types in multi-family areas. 3)Goal HOS 3: Ensure that an adequate amount of rental housing exists. 4)Policy 4.3: Encourage attractive architecture and site landscaping that respect terrain and native trees. 5)Policy 6.3: Encourage multi-family projects that provide affordable housing (affordable by design). 6)Policy 10.1: Encourage infill and intensification in areas suitable for housing within the Urban Services Line (USL). Parking Calculations Table 1. Required Parking per City Zoning Code Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.5 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 21.0 Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0 TOTAL – 208 UNITS 380 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Per Municipal Code Section 9-4.115 (h), the City’s parking standards may be modified through conditional use permit approval based on specific findings of fact that the characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by this title and that reduced parking will be adequate to accommodate on the site all parking needs generated by the use. Table 2. Proposed Parking Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.5 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 14.0 (1:30 ratio) Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0 TOTAL – 208 units 387.0 Supplemental off-site parking (El Camino Real) +/-25.0 With Supplemental Guest Parking at El Camino Real 412.0 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Table 3. Proposed Parking Breakdown Summary Parking Space Type Spaces Provided Uncovered Standard 57 Uncovered Compact 351 Electric Car 6 Carports Standard 1242 Carports Compact 48 1,2 Carports/Tandem (Bldg A) 752 Guest 42 (31 stalls on Street B) TOTAL Vehicle Stalls 387 Off-Site Supplemental Guest Parking 25 TOTAL Vehicle Stalls Plus Off-Site Supplemental Guest Parking 412 Motorcycle Stalls 14 Bicycle Racks (5 bikes per rack) 21 TOTAL Motorcycle and Bicycle 35 1 Code allows 20% compact spaces. Total of 20% compact spaces proposed, consisting of uncovered and as carports.. 2 Covered Parking. One (1) covered parking space (carport or tandem) per dwelling unit required. Total of 247 proposed; 208 required. Emerald Ridge Narrative Page5 of 5 Building Height Per Municipal Code Section 9-4.113 (b)(1), height may be modified through the CUP process provided that the “Planning Commission first finds the project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties and that the modified height will not exceed the lifesaving equipment capabilities of the Fire Department.” In order to meet full density consistent with City Housing Element goals and to protect on-site resources, the applicant is requesting three-story apartment buildings with subterranean parking garage level at some buildings. Reasons to support the added height include: 1)Development along the main project streetscape is a combination of two and three stories, so there are gaps in the massing and a variety of roof heights. 2)Taller buildings are oriented to the center and back of the site where they do not impact the privacy or solar access of adjacent properties. 3)The apparent mass of the of the building is minimized by stepping the building foundation with the slope of the existing topography. 4)Development is placed along the perimeter of the site leaving a large central open area to accommodate preservation of the existing Colony House and healthy native oak trees per the Arborist’s Report. 5)Development preserves the existing colony home and offers adaptive reuse of existing home by converting the structure into common clubhouse facility. 6)Development provides large centralize common open space to allow community connectivity. Conditional Use Permit - Rationale for support: 1)The project will provide community linkage to pedestrian and vehicular access by working with City staff to incorporate Street “B” to the project. 2)Project respects site topography; the building footprints have been sited to step with elevation changes and help minimize extensive grading. The goal is to have balanced cut and fill on site. 3)Heritage oak trees will be saved as feasible, consistent with the recommendations of the Arborist, and adequate room provided for their health and survival. 4)The historic Colony House will be rehabilitated and saved in place with its adaptive reuse as a project amenity (central clubhouse). 5)Garages are provided which will reduce the visual impact of total vehicles parked on site. 6)Community storage provided to help reduce visual clutter. jmwN:\0201\0238-01-RS15-Emerald-Ridge-Apartments-Entitlement-Con-Docs\Planning\Narrative\eh-Emerald-Ridge-Project-Narrative-8-31-16-Admin.docx Attachment 5: Applicant Design Package113
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 INSPIRATION IMAGE BOARDT.3Attachment 5: Applicant Design Package114
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+LJK6ROLG:RRG)HQFHA.2DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 SITE CROSS-SECTIONSSITE SECTION CSITE SECTION BSITE SECTION ASCALE: 1”=30’01530 60Attachment 5: Applicant Design Package117
COVERED COMPACT PARKINGCOVERED STANDARD PARKINGCOVERED TANDEM PARKINGPARKING LEGENDUNCOVERED STANDARD PARKINGUNCOVERED COMPACT PARKINGOFF-SITE “NON-REQUIRED”SUPPLEMENTAL GUEST PARKINGELECTRIC VEHICLE PARKINGMOTORCYCLE PARKINGBICYCLE PARKINGBUILDING 2TYPE BBUILDING 4TYPE BBUILDING 6TYPE BBUILDING 5TYPE ABUILDING 1TYPE ABUILDING 3TYPE ASTREET ‘B’CLUBHOUSECOMMONAREAEL CAMINO REALHCHCHCHCHCHCHCHCHCHCHCHCHCHCHCSTANDARD STALLS: A MINIMUM OF 2% OF EACH PARKING STALL TYPE TO BE ADA COMPLIANT AND ON AN ACCESSIBLE ROUTE. ACCESSIBLE SITE PARKING SHALL COMPLY THE LATEST BUILDING CODE ADDITION AS ADOPTED BY THE CITY OF ATASCADERO. MIN. 2 ACCESSIBLE STALLS REQUIRED, 3 PROVIDEDMIN. 3 ACCESSIBLE STALLS REQUIRED, 4 PROVIDEDSEE SHEET A.1 FOR HC LOCATIONSMIN. 2 ACCESSIBLE STALLS REQUIRED, 7 PROVIDEDSEE SHEET A.1 FOR HC LOCATIONSMIN. 1 ACCESSIBLE STALLS REQUIRED, 1 PROVIDEDSEE SHEET A.1 FOR HC LOCATIONSA.3DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 VEHICULAR ACCESS AND PARKING SCALE: 1”=30’01530 60Attachment 5: Applicant Design Package118
873.25+/-878.80876.46874.51rampramp%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3(%%8,/',1*7<3($&/8%+286(A.4DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PEDESTRIAN ACCESSIBLE PATH OF TRAVELACCESSIBLE PATH OF TRAVELSCALE: 1”=30’01530 60Attachment 5: Applicant Design Package119
873.25+/-878.80876.46874.51rampramp&/8%+286(%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3(%%8,/',1*7<3($A.5DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PROJECT PEDESTRIAN PATHWAYSPEDESTRIAN PATHWAYSSCALE: 1”=30’01530 60Attachment 5: Applicant Design Package120
873.25+/-878.80876.46874.51rampramp&/8%+286(%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3(%%8,/',1*7<3($A.6DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15PROJECT PHASING PLAN%8,/',1*7<3($%8,/',1*7<3(%&/8%+286(%8,/',1*7<3($%8,/',1*7<3(%878.808764646ramp%8,/',1*7<3(%%8,/',1*7<3($87646.46pTENTATIVE PROJECT PHASING SUMMARYPHASE 1 STREET ‘B’ BUILDING 1A BUILDING 2B PROJECT ENTRY MONUMENT PARKING/CARPORTS PHASE 2 BUILDING 3A BUILDING 4B CLUBHOUSE/TOT-LOT AREA PARKING/CARPORTSPHASE 3 BUILDING 5A BUILDING 6B COMMON POOL AREA PARKING/CARPORTS PHASE 1PHASE 2PHASE 3SCALE: 1”=30’01530 60Attachment 5: Applicant Design Package121
VEHICLE PARKING AND DRIVEWAY ACCESSOPEN SPACE AREA (81,000 SF)LEGENDBUILDING FOOTPRINTA.7DATE: MAY 26, 2016EMERALD RIDGE APARTMENTS2535, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 MINIMUM OPEN SPACE EXHIBITSCALE: 1”=30’01530 60CLUBHOUSEBUILDING 1TYPE ABUILDING 2TYPE BBUILDING 3TYPE ABUILDING4TYPEBBUILDING6TYPEBBUILDING5TYPEACOMMONOPEN AREASTREET 'B'EL CAMINOREALOPEN SPACE CALCULATIONREQUIRED: 300 SF PER UNIT 208 UNITS X 300 SF = 62,400 SF MIN. REQUIRED *SPACE MAY BE PROVIDED IN MORE THAN ONE LOCATION PROVIDED THAT NO INDIVIDUAL OPEN SPACE IS LESS THAN 1,000 SF PROVIDED: 81,000 SF Attachment 5: Applicant Design Package122
BUILDING FOOTPRINTVEHICLE ACCESS PAVEMENTLANDSCAPE AREA (128,200 SF)LEGENDA.8DATE: MAY 26, 2016EMERALD RIDGE APARTMENTS2535, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 MINIMUM LANDSCAPE COVERAGE EXHIBITSCALE: 1”=30’01530 60CLUBHOUSEBUILDING 1TYPE ABUILDING 2TYPE BBUILDING 3TYPE ABUILDING4TYPEBBUILDING6TYPEBBUILDING5TYPEACOMMONOPEN AREASTREET 'B'EL CAMINOREALLANDSCAPE COVERAGE CALCULATIONREQUIRED: LOT AREA 328,878 SF (7.55 AC) MIN. 25% REQUIRED 82,219.5 SF PROVIDED: 128,200 SF Attachment 5: Applicant Design Package123
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PRELIMINARY GRADING PLANC.1SCALE: 1”=30’01530 60Attachment 5: Applicant Design Package124
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PRELIMINARY UTILITY PLANC.2SCALE: 1”=30’01530 60Attachment 5: Applicant Design Package125
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 STORM WATER CONTROL PLANC.3SCALE: 1”=30’01530 60Attachment 5: Applicant Design Package126
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 landscape inspiration images|community space & courtyardsL.1Attachment 5: Applicant Design Package127
DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL LANDSCAPE SITE PLANL.2SCALE: 1”=30’01530 60BUILDING 1BUILDING 3BUILDING 5CLUBHOUSESHEET L.4SHEET L.3BUILDING 2BUILDING 4EL CAMINO REALBUILDING 6Attachment 5: Applicant Design Package128
SITE KEYDATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 COMMON OPEN SPACE LANDSCAPE PLANL.3Attachment 5: Applicant Design Package129
124536WATER WALL FEATUREELEVATED PLANTER SEAT WALLHEIGHT WITH SPECIMENMAGNOLIA TREEDECORATIVE PAVINGDECORATIVE PAVERS WITHACCENT BANDINGSHADE AND DROUGHT TOLERANTPLANTINGS, TYP.LARGE ACCENT POTTERY TOMATCH ARCHITECTURAL STYLE1LANDSCAPE KEY:23456SITE KEYDATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15TYPICAL BUILDING COURTYARD LANDSCAPE PLANL.4Attachment 5: Applicant Design Package130
TREESBOTANICAL NAMECOMMON NAMECONT ACER RUBRUM `ARMSTRONG` ARMSTRONG RED MAPLE 24"BOX ARBUTUS X `MARINA` ARBUTUS MULTI-TRUNK 24"BOX ARBUTUS X `MARINA` ARBUTUS STANDARD 24"BOX LAURUS NOBILIS SWEET BAY 24"BOX MAGNOLIA X SOULANGIANA SAUCER MAGNOLIA MULTI-TRUNK 60"BOX OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE FIELD GROWN PLATANUS RACEMOSA CALIFORNIA SYCAMORE MULTI-TRUNK 24"BOX PLATANUS RACEMOSA CALIFORNIA SYCAMORE 24"BOX PYRUS CALLERYANAORNAMENTAL PEAR24"BOX QUERCUS AGRIFOLIACOAST LIVE OAK24"BOX TRISTANIA CONFERTABRISBANE BOX24"BOX X CHITALPA TASHKENTENSISCHITALPA24"BOXSHRUBSBOTANICAL NAMECOMMON NAMECONT ALYOGYNE HUEGELII `SANTA CRUZ` BLUE HIBISCUS 5 GAL ANIGOZANTHOS MIX KANGAROO PAW 1 GAL ANISODONTEA CAPENSIS CAPE MALLOW 5 GAL ARBUTUS UNEDO `COMPACTA` DWARF STRAWBERRY TREE 5 GAL ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` HOWARD MCMINN MANZANITA 5 GAL ARCTOSTAPHYLOS DENSIFLORA `SENTINEL` MANZANITA 5 GAL BERGENIA CORDIFOLIA HEARTLEAF BERGENIA1 GAL CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`FEATHER REED GRASS 1 GAL CAREX DIVULSABERKELEY SEDGE 1 GAL CEANOTHUS GRISEUS HORIZONTALIS `YANKEE POINT` CALIFORNIA LILAC 1 GAL CEANOTHUS X `BLUE JEANS` CALIFORNIA LILAC 5 GAL CHONDROPETALUM TECTORUM `EL CAMPO` CAPE RUSH 5 GAL CISTUS LADANIFER CRIMSON SPOT ROCKROSE 1 GAL DIANELLA CAERULEA `CASSA BLUE` CASSA BLUE FLAX LILY 1 GAL PLANT SCHEDULE DIANELLA CAERULEA `VARIEGATA`BLUE FLAX LILY1 GALDIETES VEGETAAFRICAN IRIS1 GALECHIUM CANDICANSPRIDE OF MADEIRA5 GALHEUCHERA MAXIMAISLAND ALUM ROOT1 GALHEUCHERA MIX CORAL BELLS 1 GALHYDRANGEA QUERCIFOLIA `SNOW QUEEN` SNOW QUEEN OAKLEAF HYDRANGEA 5 GALJUNCUS PATENS CALIFORNIA GRAY RUSH 1 GALLEONOTIS LEONURUS LION`S TAIL 5 GALLEUCADENDRON X `SAFARI SUNSET` CONEBUSH 5 GALLEYMUS CONDENSATUS `CANYON PRINCE` NATIVE BLUE RYE 1 GALLIRIOPE MUSCARI `MAJESTIC` MAJESTIC LIRIOPE 1 GALLOMANDRA LONGIFOLIA `BREEZE` DWARF MAT RUSH 1 GALLOROPETALUM CHINENSE GREEN LOROPETALUM 5 GALMUHLENBERGIA RIGENS DEER GRASS 1 GALNEPETA X FAASSENII `WALKERS LOW` WALKERS LOW CATMINT 1 GALPENNISETUM SPATHIOLATUM RYE PUFFS 1 GALPHORMIUM X `SEA JADE` NEW ZEALAND FLAX 5 GALPHORMIUM X `SHIRAZ` NEW ZEALAND FLAX 5 GALPOLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GALROSA ACICULARIS `ICEBERG` PRICKLY ROSE 5 GALROSMARINUS OFFICINALIS ROSEMARY 5 GALROSMARINUS OFFICINALIS `HUNTINGTON CARPET` HUNTINGTON CARPET ROSEMARY 5 GALSALVIA CLEVELANDIICLEVELAND SAGE 5 GALSEDUM RUPESTREANGELINA SEDUM 1 GALSENECIO MANDRALISCAE `BLUE CHALK STICKS` SENECIO1 GALSESLERIA AUTUMNALIS AUTUMN MOOR GRASS1 GALSOLANUM JASMINOIDES POTATO VINE 1 GALIRRIGATION DESIGN:THE IRRIGATION DESIGN WILL COMPLY WITH THE LOCAL AND THESTATE WATER CONSERVATION REQUIREMENTS. THE WATERCONSERVATION METHOD FOR THE NEW LANDSCAPE PLANTMATERIAL HAS A LOW TO MEDIUM WATER USE, AND THE ETWU(ESTIMATED TOTAL WATER USE) PER YEAR IS ESTIMATED TO BE WITHINTHE MAXIMUM ALLOWABLE WATER ALLOCATION (MAWA) WHICHWILL BE CALCULATED FOR THE PROJECT.ADDITIONALLY, A WEATHER SENSING, 'SMART CONTROLLER' WILL BEUSED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILYWATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACHHYDROZONE.ALL TREES, LAWN, TYPICAL SHRUB AND GROUNDCOVER AREAS WILLBE IRRIGATED ON SEPARATES SYSTEMS SO THAT ONCE ESTABLISHED,WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER.TREES WILL BE IRRIGATED BY BUBBLERS. LAWN WILL BE IRRIGATED BYHIGH EFFICIENCY SPRAY NOZZLES. ALL OTHER PLANTING WILL RECEIVEDRIP IRRIGATION.PLANTING DESIGN:THE PLANT MATERIAL SELECTED IN THE LIST AT THE LEFT IS KNOWN TOTHRIVE IN THE LOCAL SOILS AND CLIMATE CONDITIONS OF THEPROJECT SITE. THE LANDSCAPE WILL BE DESIGNED FOR DROUGHTTOLERANT, LOW MAINTENANCE LANDSCAPING, REQUIRINGMINIMAL WATER USE TO CONSERVE WATER AND PREVENT RUN-OFF.THE BIO-RETENTION AREAS, SHOWN ON THE PLANS, INCORPORATESPECIAL SOILS AND PLANT MATERIAL WHICH INCREASES WATERQUALITY THROUGH BIO-FILTRATION AND ALLOWS THE WATER TOPERCOLATE INTO THE NATIVE SOIL, RECHARGING THEGROUNDWATER. ABOVE GRADE UTILITIES, AND TRASH ENCLOSURESWILL BE SCREENED WITH TALLER PLANT MATERIAL. TREES HAVE BEENLOCATED TO SHADE PATHWAYS AND PARKING AREAS.DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15PLANT SCHEDULEL.5Attachment 5: Applicant Design Package131
UPD W
UPGREAT ROOM17'10" X 14'0"KIT.10'3" X 12'6"ENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.S.LAUNDRYHOOK-UPLOCATIONUPD W
UPENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.LIVING17'10" X 14'0"KITCHEN/DINING15'0" X 10'6"S.LAUNDRYHOOK-UPLOCATIONBED 212'8" x 10'2"BATH 111'4" X 5'1"BED 113'1" X 11'8"BATH 27'6" X 7'0"HALLCL. 1CL.2HALLBATH6'2"x10'1"CL.7'6"x3'10"CL.6'3"x5'6"BED 113'1" X 11'8"BED 211'8" x 13'3"A.9DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 1A, 3A & 5AUNIT PLAN A - TOWNHOME2BED/2.5 BATH/1.5 BATHLOWER LEVEL - GALLEY KITCHEN OPTIONUPPER LEVELUPPER LEVEL- ONE BATH OPTIONLOWER LEVEL012 4 8SCALE: 1/4”=1’Attachment 5: Applicant Design Package132
DWDINING11'6" X 10'S.DINING11'6" X 10'KIT.11'6" X 12'8"HALLBED 112'6"x 12'6"BED 212'6" X 10'7"BATH10'0" X 6'4"LIVING14'6" X 11'8"CL.3'9"x6'8"S.LAUNDRYHOOK-UPLOCATIONDWDINING11'6" X 10'S.DINING11'6" X 10'KIT.11'6" X 12'8"BATH10'0" X 6'4"LIVING14'6" X 11'8"S.BED 114'1" X 12'6"OFFICE13'6" x 10'7"PATIO/DECKLAUNDRYHOOK-UPLOCATIONDWBATH10' X 6'3"BED12'3" X 10'6"DINING7' X 8'KIT.11'1" X 7'9"LIVING12'6" X 12'10"PATIO/DECKENTRY8'3" X 4'6"CL.S.S.DINING11'6" X 10'S.DINING11'6" X 10'S.LAUNDRYHOOK-UPLOCATIONA.10DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 1A, 3A & 5AUNIT PLAN C1 - FLAT2BED/1BATHUNIT PLAN C2 - FLAT1BED/1BATHUNIT PLAN B - FLAT1BED/1BATH012 4 8SCALE: 1/4”=1’Attachment 5: Applicant Design Package133
UPCORRIDOR1-CAR GARAGE 1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE 1-CAR GARAGE 1-CAR GARAGE 1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGECOMMON STAIRSTANDEMTANDEMTANDEMTANDEMTANDEMTANDEMTANDEMTANDEMTANDEMTANDEMTANDEMTANDEMUTIL.SITE KEYA.11DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5A BLD’G. SUBFLOORGARAGE STALLS | STORAGE024 8 16SCALE: 1/8”=1’Attachment 5: Applicant Design Package134
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DWDWDWDWDWDWDWDWDWDWDWDWDWDNUPBATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRY CL.DININGLIVINGKIT.BATHBEDENTRYCL.DININGLIVINGKIT.BATHBEDENTRYCL.DININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGLIVINGKIT.BATHBEDENTRYCL.DININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYSTUDIO(COMMON AREA ATBUILDINGS 3A AND 5A)A.12DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5ABLD’G. FIRST FLOORAPARTMENT UNITS | COMMON COURTYARDUNIT 104PLAN C2UNIT 105PLAN C2UNIT 106PLAN C2UNIT 103PLAN BUNIT 107PLAN BUNIT 102PLAN BUNIT 108PLAN BUNIT 101PLAN C2UNIT 109PLAN C2UNIT 116PLAN BUNIT 115PLAN BUNIT 114PLAN C1UNIT 113PLAN C1UNIT 117STUDIO PLANUNIT 112PLAN C1UNIT 111PLAN C1UNIT 110PLAN C1COURTYARD024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package135
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DNDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGLIVINGKIT.BATHBEDENTRYCL.DININGLIVINGKIT.BATHBEDENTRYCL.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.DECKDECKCOMMON DECK AREAA.13DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5A BLD’G. SECOND FLOORAPARTMENT UNITS | COMMON BALCONYUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 201PLAN C1UNIT 210PLAN C1UNIT 218PLAN BUNIT 217PLAN BUNIT 216PLAN C1UNIT 215PLAN C1UNIT 214PLAN AUNIT 204PLAN AUNIT 213PLAN AUNIT 205PLAN AUNIT 212PLAN AUNIT 206PLAN AUNIT 211PLAN AUNIT 207PLAN A024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package136
HALLBATHCL.CL.BED 1BED 2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BED 1BED 2 BED 1BED 2BED 1A.14DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5ABLD’G. THIRD FLOORAPARTMENT UNITSUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 214PLAN AUNIT 204PLAN AUNIT 213PLAN AUNIT 205PLAN AUNIT 212PLAN AUNIT 206PLAN AUNIT 211PLAN AUNIT 207PLAN A024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package137
A.15DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 1A, 3A & 5ABLD’G. FRONT ELEVATIONSOUTH VIEWBLD’G. LEFT ELEVATIONWEST VIEW024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package138
A.16DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 1A, 3A & 5ABLD’G. RIGHT ELEVATIONEAST VIEWBLD’G. REAR ELEVATIONNORTH VIEW024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package139
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UPWGREAT ROOM17'10" X 14'0"KIT.10'3" X 12'6"ENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.PWD.5'2" X 5'6"S.LAUNDRYHOOK-UPLOCATIONUPD W
UPW ENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.LIVING17'10" X 14'0"KITCHEN/DINING15'0" X 10'6"PWD.5'2" X 5'6"S.LAUNDRYHOOK-UPLOCATIONBED 212'8" x 10'2"BATH 111'4" X 5'1"BED 113'1" X 11'8"BATH 27'6" X 7'0"HALLCL. 1CL.2HALLBATH6'2"x10'1"CL.7'6"x3'10"CL.6'3"x5'6"BED 113'1" X 11'8"BED 211'8" x 13'3"A.17DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 2B, 4B & 6BUNIT PLAN A - TOWNHOME2BED/2.5 BATH/1.5 BATHUPPER LEVELUPPER LEVEL- ONE BATH OPTIONLOWER LEVELLOWER LEVEL - GALLEY KITCHEN OPTION012 4 8SCALE: 1/4”=1’Attachment 5: Applicant Design Package140
DWDWDINING11'6" X 10'KIT.11'6" X 12'8"HALLBED 112'6"x 12'6"BED 212'6" X 10'7"BATH10'0" X 6'4"LIVING14'6" X 11'8"CL.3'9"x6'8"S.DINING11'6" X 10'KIT.11'6" X 12'8"BATH10'0" X 6'4"LIVING14'6" X 11'8"S.BED 114'1" X 12'6"OFFICE13'6" x 10'7"PATIO/DECKLAUNDRYHOOK-UPLOCATIONLAUNDRYHOOK-UPLOCATIONDWBATH10' X 6'3"BED12'3" X 10'6"DINING7' X 8'KIT.11'1" X 7'9"LIVING12'6" X 12'10"PATIO/DECKENTRY8'3" X 4'6"CL.S.S.LAUNDRYHOOK-UPLOCATIONA.18DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 2B, 4B & 6BUNIT PLAN C1 - FLAT2BED/1BATHUNIT PLAN C2 - FLAT1BED/1BATHUNIT PLAN B - FLAT1BED/1BATH012 4 8SCALE: 1/4”=1’Attachment 5: Applicant Design Package141
DWS.BED 113'0" X 10'6"LAUNDRY5'4" X 6'8"BATH5'8" X 10'5"CL.BED 210'6" X 12'0"KITCHEN12'4" X 14'0"LIVING14'0" X 15'0"DINING9'0" X 9'0"ENTRYCL. S.LAUNDRYHOOK-UPLOCATIONDWS.KIT.11' X 11'GREAT ROOM18' X 14'ENTRYPWD.6'1" X 5'8"DECKS.LAUNDRYHOOK-UPLOCATIONS.PATIOBED 212'8" X 12'9"BED 112'11" X 10'2"W.I.C.6'1"x5'1"HALLBATH6'1" X 12'S.A.19DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 2B, 4B & 6BUNIT PLAN E - TOWNHOME2BED/1.5 BATHUPPER LEVELLOWER LEVELUNIT PLAN D - FLAT2BED/1BATH012 4 8SCALE: 1/4”=1’Attachment 5: Applicant Design Package142
DWDWPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHBATH LAUNDRYCL.BED 1BED 2KITCHENLIVINGENTRYDININGBATHLAUNDRYCL.BED 1BED 2KITCHENLIVINGENTRYDININGCOURTYARDA.20DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. SUBFLOORAPARTMENT UNITS | COMMON COURTYARDUNIT 117PLAN EUNIT 001PLAN DUNIT 116PLAN EUNIT 112PLAN EUNIT 115PLAN EUNIT 111PLAN EUNIT 002PLAN DUNIT 110PLAN E024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package143
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KIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYBATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKCOURTYARDA.21DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. FIRST FLOORAPARTMENT UNITS | COMMON COURTYARDUNIT 104PLAN CUNIT 105PLAN CUNIT 106PLAN CUNIT 103PLAN BUNIT 107PLAN BUNIT 102PLAN BUNIT 108PLAN BUNIT 101PLAN BUNIT 109PLAN BUNIT 117PLAN EUNIT 113PLAN DUNIT 116PLAN EUNIT 112PLAN EUNIT 115PLAN EUNIT 111PLAN EUNIT 114PLAN DUNIT 110PLAN E024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package144
DNDNDWDWDWDWDWDWUPDWUPDWUPDWUPDWUPDWUPDWUPD W
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UPD W DNBATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRYCL.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.COMMON DECK AREACOMMON DECK AREAA.22DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. SECOND FLOORAPARTMENT UNITS | COMMON BALCONYUNIT 204PLAN AUNIT 205PLAN AUNIT 206PLAN AUNIT 207PLAN AUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 201PLAN AUNIT 210PLAN AUNIT 216PLAN BUNIT 215PLAN BUNIT 213PLAN BUNIT 214PLAN BUNIT 212PLAN BUNIT 211PLAN B024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package145
BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2A.23DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. THIRD FLOORAPARTMENT UNITSUNIT 204PLAN AUNIT 205PLAN AUNIT 206PLAN AUNIT 207PLAN AUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 201PLAN AUNIT 210PLAN A024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package146
A.24DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 2B, 4B & 6BBLD’G. FRONT ELEVATIONSOUTH VIEWBLD’G. LEFT ELEVATIONWEST VIEW024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package147
A.25DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 2B, 4B & 6BBLD’G. RIGHT ELEVATIONEAST VIEWBLD’G. REAR ELEVATIONNORTH VIEW024 8 16SCALE: 1/8”=1’SITE KEYAttachment 5: Applicant Design Package148
UPDNOFFICELOBBYLOUNGELOUNGESHAREDFACILITYLAUNDRYRESTROOMNEW DECKNEWPORCHNEWPORCHACCESSIBLE RAMPENTRY(E) STAIRSLOUNGELOUNGENEW FIREPLACEWASHER/DRYEREQUIPMENT BY OWNERDN(E) ATTICSPACE(E) ATTICSPACE(E) STAIRSA.26DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE FLOOR PLANPROPOSED FLOOR PLAN(EXISTING FOOTPRINT TO REAMAIN)EXISTING ATTIC(TO REMAIN)012 4 8SCALE: 1/4”=1’SITE KEYAttachment 5: Applicant Design Package149
A.27DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE ELEVATIONSWEST ELEVATIONFRONT VIEWSOUTH ELEVATIONRIGHT VIEW012 4 8SCALE: 1/4”=1’SITE KEYAttachment 5: Applicant Design Package150
A.28DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE ELEVATIONSEAST ELEVATIONREAR VIEWNORTH ELEVATIONLEFT VIEW012 4 8SCALE: 1/4”=1’SITE KEYAttachment 5: Applicant Design Package151
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0,1/$1'6&$3($5($3(56,7(3/$1&21&&85%)8785(62/$53$1(//2&$7,21A.29DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL CARPORTS FLOOR PLANCOMPACTTYP. SIDE ELEVATIONCOMPACTFRONT ELEVATIONCOMPACTFLOOR PLANSTANDARDTYP. SIDE ELEVATIONSTANDARDFRONT ELEVATIONSTANDARDSITE KEYAttachment 5: Applicant Design Package152
A.30DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PROJECT ENTRANCE PERSPECTIVE VIEW FROM EL CAMINO REAL | MONUMENT SIGN AREA SITE KEYAttachment 5: Applicant Design Package153
A.31DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 1A, 3A & 5A PERSPECTIVE VIEW FROM EL CAMINO REAL | COMMON COURTYARD AREA SITE KEYAttachment 5: Applicant Design Package154
SITE KEYA.32DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 2B, 4B & 6B PERSPECTIVE VIEW FROM SECOND LEVEL WALKWAY | COMMON COURTYARD AREAAttachment 5: Applicant Design Package155
A.33DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE PERSPECTIVE VIEW FROM OPEN SPACE WALKWAY | COMMON TOT-LOT AREASITE KEYAttachment 5: Applicant Design Package156
A.34DATE: SEPT. 28, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL BUILDINGS AND CLUBHOUSE COLORS AND MATERIALSB. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN BARKWOOD1. MAIN COLOR:SHERWIN WILLIAMS DUTCH COCOA SW60322. ACCENT COLOR:SHERWIN WILLIAMSREALIST BEIGE SW60783. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSIVORY LACE SW70134. ACCENTS AND DETAILS:SHERWIN WILLIAMSSOFTWARE SW7074COLOR SCHEME 1COLOR SCHEME 21. 1.2. 2.3.3.4. 4.A. B.A. B.1. MAIN COLOR:SHERWIN WILLIAMSJERSEY CREAM SW6379 2. ACCENT COLOR:SHERWIN WILLIAMSRUSKIN ROOM GREEN SW00423. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSROCKY RIVER SW62154. ACCENTS AND DETAILS:SHERWIN WILLIAMSREDDENED EARTH SW60531. SIDING:SHERWIN WILLIAMSCLARY SAGE SW6178 2. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSROSEMARY SW61873. ACCENTS AND DETAILS:SHERWIN WILLIAMSMUSLIN SW61334. DOORS AND WINDOWS:SHERWIN WILLIAMSRED TOMATO SW66075. BRICK VENEER:EL DORADO STONE TUNDRABRICK IN HARTFORD6. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN MISSION BROWNCOLOR SCHEME 4CLUBHOUSE1.1.2.2.3.3.4.4.5.1. MAIN COLOR:SHERWIN WILLIAMSHALCYON GREEN SW6213 2. ACCENT COLOR:SHERWIN WILLIAMSCHELSEA MAUVE SW00023. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSCLOCK GRAY SW 62784. ACCENTS AND DETAILS:SHERWIN WILLIAMSIVORY LACE SW7013COLOR SCHEME 51.2.3.4.6.C. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN PEWTER GRAYCOLOR SCHEME 31.2.3.4.C.C.1. MAIN COLOR:SHERWIN WILLIAMS ROCKWOOD RED SW28022. ACCENT COLOR:SHERWIN WILLIAMS DOPPER TAN SW61443. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSKILIM BEIGE SW61064. ACCENTS AND DETAILS:SHERWIN WILLIAMSROCKWOOD SHUTTER GREEN SW2809COLOR SCHEME 61.2.3.4.1. MAIN STUCCO:SHERWIN WILLIAMS MANNERED GOLD SW61302. STUCCO ACCENT:SHERWIN WILLIAMSIVORIE SW61273. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSPEWTER GREEN SW62084. ACCENTS AND DETAILS:SHERWIN WILLIAMSCORDOVAN SW6027A. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN CHARCOAL1. MAIN STUCCO:SHERWIN WILLIAMSCONNECTED GRAY SW61652. STUCCO ACCENT:SHERWIN WILLIAMSFAVORITE TAN SW61573. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSFOXY SW63334. ACCENTS AND DETAILS:SHERWIN WILLIAMSCLOCK GRAY SW6278B. BRICK VENER:EL DORADO STONE TUNDRABRICK IN HARTFORDC. STONE VENEER:EL DORADO STONE RIVER ROCK IN RIO GRANDEA. STONE VENEER:EL DORADO STONE STACKED STONE IN ALDERWOODROOF SHINGLE OPTIONSSTONE VENEER OPTIONSAttachment 5: Applicant Design Package157
ANGLED PARKING ALTERNATIVE STATISTICSWITH STREET ‘B’ PARALLEL PARKING LAYOUTPROPOSED PARKING: 380 VEHICLE STALLS (SEE SHEET T.1 PARKING CALCS.)WITH STREET ‘B’ ANGLED PARKING LAYOUTPROPOSED PARKING: 391 VEHICLE STALLS (11 ADDITIONAL STALLS GAINED WITH ANGLED PARKING ALTERNATIVE) DESIGN CONSIDERATIONS: PARALLEL PARKING LAYOUT PREFERRED BY DESIGN TEAM AND PUBLIC WORKS DEPT. ANGLED PARKING LAYOUT WILL REQUIRE REDUCTION OF OPEN SPACE AREA TO ALLOW FOR APPROPRIATE STREET ‘B’ ROAD WIDTH. MIN. OPEN SPACE AREA WILL STILL BE MET. BUILDINGS 1A AND 2B WILL REQUIRE HORIZONTAL SHIFT WHICH WILL COMPRESS SITE CIRCULATION AND LIMIT LANDSCAPE BUFFER ZONES BETWEEN BUILDINGS AND DRIVEWAY AREAS.EXB.1DATE: OCT. 04, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PARKING EXHIBIT - STREET ‘B’ ANGLED PARKING OPTIONSCALE: 1”=30’01530 60Attachment 5: Applicant Design Package158