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Home My WebLink AboutPC_2017-08-01_AgendaPacket WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website CITY OF ATASCADERO PLANNING COMMISSION AGENDA SPECIAL MEETING Tuesday, August 1, 2017 6:00 P.M. (note time change) Historic City Hall Council Chambers 6500 Palma Avenue, 4th Floor Atascadero, California 93422 CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Duane Anderson Vice Chairperson Jerel Seay Commissioner Ryan Betz Commissioner Mark Dariz Commissioner Josh Donovan Commissioner Jan Wolff Commissioner Tom Zirk APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation. The Commission may take action to direct the staff to place a matter of business on a future agenda.) 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 PLANNING COMMISSION MEETING ON JUNE 28, 2017 2. APPROVAL OF TIME EXTENSION FOR PLN 2007-1246, 1905 EL CAMINO REAL (THE ANNEX) City of Atascadero Planning Commission Agenda Special Meeting, August 1, 2017 Page 2 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website PLANNING COMMISSION BUSINESS COMMUNITY DEVELOPMENT STAFF REPORTS 3. PLN 2017-1652 / TRP 2017-0215, TREE REMOVAL FOR 9710 LAUREL ROAD Property Owner/Applicant: Ben and Tom Graves, PO Box 1501, Templeton, CA 93465 Certified Arborist: A&T Arborists, PO Box 1311, Templeton, CA 93465 Project Title: PLN 2017-1652 / TRP 2017-0215 Project Location: 9710 Laurel Rd., Atascadero, CA 93422 APN 055-041-018 (San Luis Obispo County) Project Description: The project consists of a request to remove 4 native oak trees totaling 54 inches in diameter. The largest tree is a 32-inch diameter coast live oak. The applicant has applied for a building permit to construct a residence and detached garage. General Plan Designation: Rural Estates (RE) Zoning District: Residential Suburban (RS) Proposed Environmental Determination: The project is Categorically Exempt (Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15303, for the construction of one single-family residence and an accessory structure in a residential zone. City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480 Staff Recommendation: The Planning Commission adopt PC Resolution 2017 -A approving Tree Removal Permit 2017-0215. City of Atascadero Planning Commission Agenda Special Meeting, August 1, 2017 Page 3 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website PUBLIC HEARINGS DISCLOSURE OF EX PARTE COMMUNICATIONS: Prior to a project hearing Planning Commission Members must disclose any communications they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited t o provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 4. PLN 2017-1642, MASTER PLAN OF DEVELOPMENT FOR 6410 SANTA LUCIA ROAD, ST. WILLIAMS CHURCH COMMISSIONER COMMENTS AND REPORTS DIRECTOR’S REPORT Property Owner: Roman Catholic Bishop of Monterey Applicant: St. Williams Parish, 6410 Santa Lucia Road, Atascadero, CA 93422 Project Title: PLN 2017-1642 / DRC 2017-0100 Project Location: 6410 Santa Lucia Road, Atascadero, CA 93422 (San Luis Obispo County) APN 030-271-023 Project Description: The project is a Master Plan of Development for St. William’s Parish. The new facilities will be constructed in two phases. Phase 1 is a new 6,400 square-foot youth center with additional parking and exterior landscaping. Phase 2 is the removal of the existing hall and rectory buildings, and construction of a new 14,000 square -foot assembly hall with second-story staff offices, and a 1,000 square-foot storage building. 159 on-site parking spaces will be available upon completion. Curb, gutter, and sidewalk improvements will be required in accordance with AMC 9-4.159. The removal of three native trees is proposed, including two valley oaks with diameters totaling 52 inches and one blue oak with a 44 -inch diameter. Existing street trees on Santa Lucia Road may need to be removed and replaced to accommodate curb gutter and sidewalk improvements. General Plan Designation: High Density Residential (HDR) Zoning District: High Density Multi-Family Residential (RMF-20) Environmental Determination: The project qualifies for a class 32 categorical exemption (CEQA Guidelines § 15332) from the California Environmental Quality Act (CEQA) City Staff: Katie Banister, Assistant Planner, Email: kbanister@atascadero.org, Phone: 470 -3480 Staff Recommendation: Staff recommends the Planning Commission adopt Resolution PC 2017-A approving Conditional Use Permit and Master Plan of Development 2017-0311 allowing a church and related activities use, new youth center, parish hall and expanded parking area; and Tree Removal Permit 2017-0216 allowing the removal of 3 native oak trees with diameters totaling 66 inches. City of Atascadero Planning Commission Agenda Special Meeting, August 1, 2017 Page 4 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website ADJOURNMENT The next regular meeting will be on August 15, 2017, at 6:00 p.m. 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 Special Meeting, August 1, 2017 Page 5 of 5 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during City Hall business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Cop ies 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 b y 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 6/28/17 Page 1 of 9 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Special Meeting – Wednesday, June 28, 2017 – 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 6:00 p.m. Chairperson Anderson called the meeting to order at 6:00 p.m. and Commissioner Donovan led the Pledge of Allegiance. ROLL CALL Present: Commissioners Dariz, Donovan, Vice Chairperson Seay, and Chairperson Anderson Absent: Commissioner Betz (excused absence) Commissioner Wolff (excused absence) Commissioner Zirk (excused absence) Others Present: Recording Secretary, Annette Manier Staff Present: City Manager, Rachelle Rickard Community Development Director, Phil Dunsmore Associate Planner, Alfredo Castillo Senior Planner, Kelly Gleason Mike Bertaccini, City Engineer Nick DeBar, Public Works Director APPROVAL OF AGENDA MOTION: By Vice Chairperson Seay and seconded by Commissioner Dariz to approve the Agenda. Motion passed 4:0 by a roll-call vote. PUBLIC COMMENT None Chairperson Anderson closed the Public Comment period. ITEM NUMBER: 1 DATE: 8-1-17 1 PC Draft Minutes of 6/28/17 Page 2 of 9 CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF PLANNING COMMISSION MEETING ON JUNE 6, 2017 2. APPROVAL OF TIME EXTENSION FOR TENTATIVE PARCEL MAP 2009-0095, (WALMART) MOTION: By Commissioner Dariz and seconded by Commissioner Donovan to approve the consent calendar. Motion passed 4:0 by a roll-call vote. PLANNING COMMISSION BUSINESS None COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS DISCLOSURE OF EX PARTE COMMUNICATIONS: Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any quasi- judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited t o provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) PUBLIC HEARINGS DISCLOSURE OF EX PARTE COMMUNICATIONS: Prior to a project hearing Planning Commission Members must disclose any communications they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be inv ited to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and th e Commission will discuss the item and take appropriate action(s).) 3. PLN 2015-1556, MULTI-FAMILY DEVELOPMENT AT 10850 EL CAMINO REAL Property Owner/Applicant: Chris Seaberg, Hartberg Properties, LLC, 2165 Wilton Dr., Cambria, CA 93428 Project Title: PLN 2015-1556 – Hartberg Planned Development 2 PC Draft Minutes of 6/28/17 Page 3 of 9 Associate Planner Alfredo Castillo gave a presentation on the project. EX PARTE COMMUNICATIONS Commissioner Dariz and Chairperson Anderson heard this project at the Design Review Committee (DRC). Associate Planner Castillo and Public Works Director DeBar answered questions from the Commission. PUBLIC COMMENT The following members of the public spoke during public comment: Bill Isaman and Nancy Marsh. Applicant Isaman stated he is satisfied with the conditions requested by the City. Chairperson Anderson closed the Public Comment period. Public Works Director DeBar and City Engine er Bertaccini addressed concerns regarding traffic and driveway conflicts. Applicant Isaman addressed questions regarding fencing between the development and the adjacent residential neighborhood. Project Location: 10850 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 045-351-008 Project Description: The project consists of an application for a 75 unit Multi- Family Development. The project area is approximately 3.79 acres with a slope of 6% in a western direction away from El Camino Real. Currently, the grassland site is partially developed with older, clustered structures to be demolished. All existing structures were deemed not historically significant. All utilities are currently available to the existing residence. The applicant is proposing the following as a part of the proposed project:  75 total units including a mix of the following:  3 stories is designated to the senior apartments at the rear of the site;  20 townhomes at 2 stories;  7 single-family residential cottages 2 stories each;  A total of 126 parking spaces;  On-site recreational amenities including BBQ areas and landscaped greens;  Landscaping plan including use of drought tolerant native plants Removal of 28 on-site trees, 2 native Coast Live Oak and 26 non-native species to allow for proposed improvements including buildings, parking lots, and road improvements. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi-Family (RMF-20) Proposed Environmental Determination: The City of Atascadero prepared an Initial Study to determine if the pr oposed project would have a significant adverse effect on the environment. The Mitigated Negative Declaration (MND) is available for review from 5/25/17 to 6/13/17 and is available at www.atascadero.org and at City Hall. City Staff: Alfredo Castillo, Assoc. Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: Staff recommends that the Planning Commission approve the project with conditions. 3 PC Draft Minutes of 6/28/17 Page 4 of 9 MOTION: By Commissioner Dariz and seconded by Commissioner Donovan to adopt PC Resolution 2017-A to certify Mitigated Negative Declaration MND Number 2017- 0009 for PLN 2015-1556 at 10850 El Camino Real, based on findings and subject to conditions. Motion passed 4:0 by a roll-call vote. MOTION: By Commissioner Dariz and seconded by Commissioner Donovan to adopt PC Resolution 2017-B to approve the establishment of a Planned Development Overlay No. 34 Zoning Code Text Amendment and Zone Map Amendment, and recommending that the City Council adopt an Ordinance establishing a Planned Development Overlay for PLN 2015-1556 at 10850 El Camino Real, based on findings and subject to conditions. Motion passed 4:0 by a roll-call vote. MOTION: By Commissioner Dariz and seconded by Commissioner Donovan to adopt PC Resolution 2017-C recommending that the City Council approve a Master Plan of Development and Tree Removal Permit for PLN 2015-1556 at 10850 El Camino Real, based on findings and subject to conditions. Motion passed 4:0 by a roll-call vote. MOTION: By Commissioner Dariz and seconded by Commissioner Donovan to adopt PC Resolution 2017-E recommending that the City Council approve a Vesting Tentative Subdivision Map for PLN 2015-1556 at 10850 El Camino Real, based on findings and subject to conditions. Motion passed 4:0 by a roll-call vote. 4 PC Draft Minutes of 6/28/17 Page 5 of 9 4. PLN 2017-1632, CONDITIONAL USE PERMIT OF MULTIPLE ACCESSORY STRUCTURES (GREENHOUSES) Senior Planner Gleason gave a presentation on the project. EX PARTE COMMUNICATIONS Commissioner Dariz and Chairperson Anderson heard this project at the DRC. Senior Planner Gleason and Community Development Director Dunsmore answered questions from the Commission. Community Development Director Dunsmore stated that 2 letters were received in regards to the deer fencing (Exhibit A) and (Exhibit B). Commissioner Dariz suggested that the Commission define deer fencing as large wire mesh, and specifically not chain link fencing. PUBLIC COMMENT The following members of the public spoke during public comment: Greg Baker, who gave a presentation on his project. Chairperson Anderson closed the Public Comment period. MOTION: By Commissioner Donovan and seconded by Commissioner Dariz to adopt PC Resolution 2017-A for PLN 2017-1632 to approve five (5) accessory structures and a fencing height exception at 9082 Palomar, with added conditions that the fencing be deer wire mesh fencing, and any lighting Property Owner: Gregory Baker, 9082 Palomar Ave., Atascadero, CA 93422 Project Title: PLN 2017-1632 / DRC 2017-0101 / CUP 2017-0308 Project Location: 9082 Palomar Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 030-111-029 Project Description: The applicant proposes to permit 5 existing greenhouse structures for small scale agricultural production of vegetables. Four of the greenhouses are 700 sf and one is 360 sf. The applicant also proposed the installation of a new deer fence along the property frontage to allow for expanded gardening within this area. General Plan Designation: SFR-Y Zoning District: RSF-Y Proposed Environmental Determination: The project qualifies for a Class 3 categorical exemption (construction of small structures). City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470-3446 Staff Recommendation: Planning Commission adopt the proposed resolution for approval of the project. 5 PC Draft Minutes of 6/28/17 Page 6 of 9 must be low-wattage safety lighting (so the applicant can go out to his greenhouses at night), but lighting is not for the purpose of keeping the greenhouses lit at night, and lighting is not for growing purposes. Motion passed 4:0 by a roll-call vote. 5. PLN 2017-1626 / PLN 2007-1246, DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN – ANNEX HOTEL Associate Planner Castillo gave a presentation on the project. EX PARTE COMMUNICATIONS Commissioner Dariz and Chairperson Anderson heard this project at the DRC. Associate Planner Castillo, Community Development Director Dunsmore, and City Manager Rickard answered questions from the Commission. PUBLIC COMMENT The following members of the public spoke during public comment: Patti Whelen, Thom Jess, Loren Douglas, and Richard McVicker. Loren Douglas asked the Commission to add a condition taking into consideration the Clean Water and Ground W ater Act and propose a “grasscrete” which will allow water to charge the groundwater system. Chairperson Anderson closed the Public Comment period. Property Owner: MP Annex, LLC, 284 Higuera St., San Luis Obispo, CA 93401 Project Title: PLN 2017-1626 / PLN 2007-1246 Project Location: 1800 and 1860 El Camino Real., Atascadero, CA 93422 (San Luis Obispo County) APN 049-131-070 / 048 Project Description: The project consists of a Conditional Use Permit and Master Plan of Development Amendment to accommodate a new 120-room hotel. The proposed project would amend the MPD to allow a new hotel within the Del Rio Road Commercial Area Specific Plan (DRCASP) and a CUP for a parking lot as a primary use on a legal parcel. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) / Commercial Park (CPK) / SP-2 Proposed Environmental Determination: The City of Atascadero certified a Final EIR SCH #20100051034 and has prepared an addendum to this Final EIR consistent with CEQA guidelines per Section 15164 and Section 21083 of the California Public Resources Code. City Staff: Alfredo Castillo, Assoc. Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: Staff recommendation is to approve the project with conditions. 6 PC Draft Minutes of 6/28/17 Page 7 of 9 Public Works Director DeBar addressed questions raised during public comment about stormwater requirements. Associate Planner Castillo addressed questions raised during public comment which address lighting. MOTION: By Vice Chairperson Seay and seconded by Commissioner Dariz to approve PC Resolution 2017-A recommending the City Council approve PLN 2017-1626, an Addendum to the previously certified EIR for the Del Rio Road Commercial Area Specific Plan and determine that said addendum, together with the previously- certified addendum, together with the previously certified EIR serves as the appropriate environmental document for the proposed Master Plan of Development Amendments, based on findings and subject to conditions. Motion passed 4:0 by a roll-call vote. MOTION: By Vice Chairperson Seay and seconded by Commissioner Dariz to approve PC Resolution 2017-B recommending the City Council approve PLN 2017-1626, a Master Plan of Development Amendment, based on findings and subject to conditions. Motion passed 4:0 by a roll-call vote. MOTION: By Vice Chairperson Seay and seconded by Commissioner Dariz to approve PC Resolution 2017-C recommending the City Council approve PLN 2017-1626, a Conditional Use Permit, based on findings and subject to conditions. Motion passed 4:0 by a roll-call vote. Chairperson Anderson adjourned for a break at 8:05 p.m. Chairperson Anderson readjourned the meeting at 8:13 p.m. 7 PC Draft Minutes of 6/28/17 Page 8 of 9 6. PLN 2017-1638, SITE DEVELOPMENT FOR 6990 EL CAMINO REAL (BOGMAR) Senior Planner Gleason gave a presentation on the project. EX PARTE COMMUNICATIONS Commissioner Dariz and Chairperson Anderson heard this project at the DRC. Senior Planner Gleason, Community Development Director Dunsmore, and Public Works Director DeBar answered questions from the Commission. Senior Planner Gleason stated that 2 letters were received in regards to this project; one from Caltrans (Exhibit C) and one from Air Pollution Control District (APCD) (Exhibit D). Staff is recommending that we take tree removal findings (remove 4 trees) and revised APCD’s recommendations and incorporate them into the Resolution, however, staff is not in agreement with the Caltrans letter recommending that the driveway be closed. Public Works Director DeBar also recommends keeping the driveway open, as it is critical to make the site work. PUBLIC COMMENT The following members of the public spoke during public comment: Sam Bogdanovich, who gave a presentation on the project. Chairperson Anderson closed the Public Comment period. Property Owner: Donna Halliday, 5740 Olmeda Ave., Atascadero, CA 93422 Applicant: BogMar Properties LLC, 680 W. Shaw Ave. Ste. 202, Fresno, CA 93704 Project Title: PLN 2017-1638 / VAR 2017-0097 / DRC 2017-0097 Project Location: 6990 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 030-211-036 Project Description: Site development of an approx. 3,500 sf retail/restaurant building and associated site improvements on a vacant lot downtown at the corner of El Camino Real and Morro Road. The site was formerly developed with a fuel station. The request includes a Variance to the required zero-foot setback from the street frontage in the downtown zone. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed Environmental Determination: The City prepared an Initial Study. The Notice of Intent to adopt Mitigated Negative Declaration is available for review from 5/25/17 to 6/20/17 and is available at www.atascadero.org/Environmental Docs and at City Hall. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470-3446 Staff Recommendation: Staff recommendation is to approve the project with conditions. 8 PC Draft Minutes of 6/28/17 Page 9 of 9 MOTION: By Vice Chairperson Seay and seconded by Commissioner Dariz to adopt PC Resolution 2017-A to approve PLN 2017- 1638, a setback variance at Morro Road and El Camino Real, with the included mitigations as specified in Exhibit C from APCD, and added conditions that the applicant and City work together to create an easement, applicant to add a planter, and electricity to accommodate a future sign, and include the findings for tree removal. Motion passed 4:0 by a roll-call vote. 7. AMENDMENT TO CONDITIONAL USE PERMIT 2005-0159 FOR 8005 GABARDA ROAD (This item has been withdrawn). COMMISSIONER COMMENTS AND REPORTS None DIRECTOR’S REPORT Community Development Director stated that the next meeting scheduled for July 18th may be cancelled. Community Development Director gave an update on the La Plaza project, Eagle Ranch, and Proposition 64. ADJOURNMENT – 8:52 p.m. The next Special Regular meeting of the Planning Commission is scheduled for July 18, 2017, at 6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. MINUTES PREPARED BY: ____________________________ Annette Manier, Recording Secretary Administrative Assistant The followings Exhibits are available in the Community Development Department: Exhibit A – Letter from Rod Black Exhibit B – Letter from Atascadero Resident Exhibit C – Letter from APCD Exhibit D – Letter from Caltrans (Dept. of Transportation) 9 10 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 | (805) 461-7612 Atascadero Planning Commission Staff Report – Community Development Department PLN 2007-1246 Vesting Tentative Parcel Map Time Extension RECOMMENDATION(S): Staff recommends Planning Commission adopt Resolution PC 2017-A, approving a one-year time extension of Vesting Tentative Parcel Map 2011-0098 (AT 07-0059) and CUP 2009-0237 in compliance with Sections 11-4.23(a) and 11-4.33(b) of the Subdivision Ordinance (Title 11). Project Info In-Brief: PROJECT ADDRESS: 1905 El Camino Real Atascadero, CA APN 049-102- 020,031,032,045, 048,056,049-131- 070 PROJECT PLANNER Alfredo R. Castillo, AICP Associate Planner 470-3436 acastillo@atascadero.org APPLICANT MP Annex, LLC, 284 Higuera Street, San Luis Obispo, CA 93401 PROPERTY OWNER MP Annex, LLC, 284 Higuera Street, San Luis Obispo, CA 93401 GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE General Commercial (GC) Commercial Retail (CR) / SP-2 11.3 acres Vacant / Colony House General Retail ENVIRONMENTAL DETERMINATION ☒ Environmental Impact Report SCH: 2010051034 ☐ Negative / Mitigated Negative Declaration No. ___________ ☐ Categorical Exemption CEQA – Guidelines Section 153____ ☐ Statutory Exemption §§ 21000, et seq & ________________________ ☐ No Project – Ministerial Project 11 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Existing Surrounding Uses / Parcel Configurations: Existing Zoning Existing Aerial / Surrounding North: South: East: West: Commercial Retail (CR) / SP-2 Residential Multi- Family (RMF-20) / Residential Suburban (RS) Residential Suburban (RS) Commercial Park (CPK) / Planned Development Overlay Background: The Del Rio Road Commercial Area Specific Plan was adopted on July 12, 2012. It included two components; a Walmart component and an “Annex” component. On the Annex portion of the site, the approval included a Vesting Tentative Parcel map that resulted in a 8-lot subdivision for the northwest/northeast corner of Del Rio Road and El Camino Real. The 8-lot map accommodates seven proposed retail pads, a hotel (Annex Hotel) and one remainder parcel (6-lot subdivision). MP Annex LLC, has been actively working with City Staff to begin partial construction of portions of the Annex. Recently, the City Council approved an amendment to the Master Plan of Development allowing for a hotel use on Parcel 8. Additionally, the applicant has submitted plans for the remainder 6-lot subdivision. Analysis: The tentative map expires on July 12, 2017; however, with an application submitted for a time extension, the Subdivision Map Act automatically extends the map for an additional 60 days while the City considers the extension request . This request would extend the map until July 12, 2018. The Subdivision Map Act mandates an initial two - 12 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero year life and, by local ordinance, the City can extend initial life up to an additional 12 months. Additionally, the City may extend the time at which the map expires for a period or periods not to exceed a total of five years (these are discretionary extensions). The application for the extension must be filed prior to the expiration date. The Planning Commission has discretion on whether they want to extend the map, or they can defer the decision to the City Council. The Commission or City Council may also decide whether project conditions should be added, modified, or deleted. On July 11, 2013, the California State Senate approved Senate Bill 116. The bill states that if a map has not expired as of the dat e of SB 116 (July 11, 2013) the map is automatically extended another 24 months. This extension is automatic because it is phrased in mandatory terms without reference to an application; whereas, the other extensions require an application and City review and approval. This automatic extension granted by SB 116 did not require any action by the City and extended Vesting Tentative Parcel Map AT 07-0059 until July 12, 2016. Prior to July 12, 2016, MP Annex, LLC had filed an extension that was approved by the Community Development Director, thereby extending the map until July 12, 2017. Only an initial extension may be approved by the Director, while subsequent extensions require Planning Commission review. Based on the limitations of the Subdivision Map Act, the map may be eligible for future extensions as this is the second discretionary extension and up to five may be allowed. Conclusion: Staff is continuing to work with the applicant team on phase 1 of the Annex, which is the Annex Hotel to be operated by Hilton Home 2 Suites brand. The applicant wishes to further develop the northeast corner of the Specific Plan with retail or restaurant pads however additional development may be contingent upon completion of road improvements at the Del Rio interchange. No factors have changed to warrant reconsideration of project conditions or entitlements. Staff recommends the Planning Commission approve the Time Extension as requested. ENVIRONMENTAL DETERMINATION: This project is a necessarily included element of the projects considered in Final EIR SCH #2010051034, certified by the City Council on June 26, 2012, which adequately addressed the effects of the proposed project. No substantial changes have been made in the project, no substantial changes in the circu mstances under which the project is being undertaken and no new information of substantial importance to the project which was not known or could not have been known when the Final EIR No. 2010051034 was certified has become known. Therefore, no further environmental review is required. 13 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero FINDINGS: A Vesting Tentative Tract Map was approved as part of the project consistent with the Del Rio Road Commercial Area Specific Plan. The Vesting Tentative Parcel Map was conditioned to meet all City standards including on-site and off-site street improvements. Time Extension Findings The following are required findings that must be made by the Planning Commission to extend VTPM 2011-0098 (AT 07-0059), consistent with section 9-2.117 of the Atascadero Municipal Code. 1. There have been no changes to the provisions of the General Plan or zoning regulations applicable to the project since the approval of the entitlement (AMC 9-2.117(a)(1)); 2. There have been no changes in the character of the site or its surroundings which affect how the standards of the General Plan or zoning regulations apply to the project (AMC 9-2.117(a)(2)). Map History: Approval Expiration Original Approval 7/12/2012 7/12/2014 Automatic Extension (SB 116) 7/14/2014 7/12/2016 Director Extension 6/24/2016 7/12/2017 Proposed Extension 7/12/2018 ALTERNATIVES: 1. The Commission may approve the Time Extension subject to additional or revised project conditions. 2. The Commission may deny the Time Extension if it is found to be inconsistent with the General Plan or any of the other required findings. 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. 14 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENTS: 1. AT 2007-0059 2. Conditions of Approval TPM 2011-0098 3. Draft Resolution 2017-A 15 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: AT 2007-0059 PLN 2007-1246 16 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Conditions of Approval – VTPM 2007-0059 PLN 2007-1246 Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney  Planning Services 1. This Vesting Tentative Map (TPM 2009-0098) is for the reconfiguration of legal lots of record into eight (8) legal lots of record described on the attached exhibits and shall apply to the APNs 049-102-020, 031, 032, 045, 048, 056 and 049-131-070 regardless of owner. FM PS The approval of this vesting tentative parcel map shall become final and effective for the purposes of issuing building permits fourteen (14) days following City Council approval of TPM 2009-0098 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. On-Going PS 2. Approval of this Vesting Tentative Map shall be valid for twenty-four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless t he project has received a building permit or a time extension has been granted. FM PS 3. A final parcel map drawn in substantial conformance with the approved vesting tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City’s Subdivision Ordinance. FM PS 4. The subdivider shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. FM PS 5. The parcel map shall be subject to additional fees for park or recreation purposes (QUIMBY Act) as required by City Ordinance. FM PS 6. All maintenance costs listed below shall be 100% funded by the project in perpetuity, except for public facilities that are planned for an currently maintained by the City of Atascadero. The service and maintenance cost shall be funded through an entity or mechanism established by the developer, subject to City Staff approval. This entity or mechanism must be in place prior to, or concurrently with acceptance of any final map(s). The entity or mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map(s). The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the entity or mechanism. a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, traffic control signals, pavement markings and sewer mains within the proposed project including residential streets within any residential subdivision, as shown in Exhibit B. Exception: new BP PS 17 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney collector street located south of Walmart store within the Specific Plan area will be maintained by the City of Atascadero. b) All landscaping and lighting within the proposed project area as shown in Exhibit B. c) All creeks, flood plains, floodways, wetlands, and riparian habitat areas that may be within the boundaries shown in Exhibit B. d) Property line walls, fences, retaining walls, solid waste storage areas, signs, slopes, and parking lots within the boundaries shown in Exhibit b. e) Open areas on private property within the proposed project area including detention facilities, bio-swales, and other low- impact-development features as shown in Exhibit B. f) Newly constructed drainage facilities on private property within the proposed project area as shown in Exhibit B. g) Landscaped frontages and medians within the right-of-way of all public streets within the defined specific plan boundary. h) On-site sewer and storm drains located outside of the right-of- way. 7. Prior to final map, the applicant shall submit CC&Rs for review and approval by the Community Development Department. The CC&R’s shall record with the Final Map and shall include the following: a) Provisions for maintenance of all common areas including parking lot, landscape areas, free standing signs, lighting and solid waste storage. b) Provisions for the shared use of parking areas, drive aisles, walkways and solid waste storage. c) Maintenance of on-site sewer and storm drainage systems. d) Ensuring compliance with the Specific Plan Master Plan of Development. e) Standards for the design, maintenance and appearance of buildings, signs, common areas and parking lots. f) A provision for review and approval by the City Community Development Department for any changes to the CC&R’s that relate to the above requirements prior to the changes being recorded or taking effect. BP PS 8. All subsequent Tentative Maps and improvements shall be consistent with the Del Rio Road Commercial Area Specific Plan Master Plan of Development. FM PS, CE 18 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 9. Concurrently with recordation of Final Map, the applicant shall report all necessary reciprocal easements for parking, vehicular access, solid waste storage, pedestrian access among all lots within the project boundary. Reciprocal access easements shall be provided to all contiguous off-site commercial parcels consistent with the Del Rio Road Commercial Area Specific Plan. FM PS, CE Fire Department 10. Prior to occupancy of the first building, the applicant shall paint curbs red with white lettering every 50 feet stating “No Parking– Fire Lane” along all driveways with a curb -to-curb width of less than 34-feet. This shall be shown on all applicable plans prior to issuance of first building permit FM FD 11. Prior to issuance of the first building permit, the applicant shall obtain approval from the City Fire Department for any private driveway sections FM FD City Engineer / Public Works Specific Project Conditions   PUBLIC IMPROVEMENTS 12. All public improvements shall be installed prior to recordation of a Final Map to insure orderly development of the surrounding area consistent with section 66411.1(b)(2) of the Subdivision Map Act. In the event that the applicant bonds for the public improvements required as a condition of the Final Parcel Map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council prior to recordation of the Final Map. (Map Act 66462.5(a)(1)) GP, BP, FM CE 13. An engineer’s estimate of probable cost shall be submitted for review and approval by the City Engineer to determine the amount of the bond. The engineer’s estimate of probable cost shall use the County of San Luis Obispo Standard Costs for Public Works Engineering or other estimate acceptable to the City Engineer. GP, BP, FM CE 14. Prior to recordation of the Final Parcel Map, the applicant shall enter into an agreement to complete the off-site improvements required as a condition of the Final Map and the Subdivision Improvement Agreement, at such time the City acquires a title interest in the land that will permit the improvements to be made. (Map Act 66462.5(c)) FM CE 15. The Subdivision Improvement Agreement shall record concurrently with the Final Map FM CE PARCEL MAPS 16. Prior to recording the Final Parcel Map, the applicant shall file a Final map drawn in substantial conformance with the approved Vesting Tentative Parcel Map, all applicable Mitigation Measures FM CE 19 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney requirements and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 17. The applicant shall secure, at the applicant's expense, sufficient title, or interest in land to permit construction of any off- site improvements that the applicant is required to construct. a. If the applicant is unable to acquire sufficient title or interest to permit construction of the required off-site improvements, the applicant shall notify the City of this inability not less than six months prior to approval of the Parcel Map. In such case, the City may thereafter acquire sufficient interest in the land, which will permit construction of the off-site improvements by the applicant. b. The applicant shall pay all of the City's costs of acquiring said off-site property interests pursuant to Government Code Section 66462.5 et. seq. Applicant shall pay such costs irrespective of whether the Parcel Map is recorded or whether a reversion occurs. The cost of acquisition may include, but is not limited to, acquisition prices, damages, engineering services, expert fees, title examination, appraisal costs, acquisition services, relocation assistance services and payments, legal services and fees, mapping services, document preparation, expenses, and/or damages as provided under Code of Civil Procedures Sections 1268.510- .620 and overhead. c. The applicant agrees that the City will have satisfied the 120- day limitation of Government Code Section 66462.5 and the foregoing conditions relating thereto when it files its eminent domain action in superior court within said time. d. At the time the applicant notifies the City as provided in “B” hereinabove, the applicant shall simultaneously submit to the City in a form acceptable to the City all appropriate appraisals, engineering specifications, legal land descriptions, plans, pleadings, and other documents deemed necessary by the City to commence its acquisition proceedings. Said documents must be submitted to the City for preliminary review and comment at least 30 days prior to the applicant's notice described hereinabove at “B”. e. The applicant agrees to deposit with the City, within five days of request by the City, such sums of money as the City estimates to be required for the costs of acquisition. The City may require additional deposits as needed. f. The applicant shall execute any agreements mutually agreeable prior to approval of the Parcel Map as may be FM CE 20 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney necessary to assure compliance with the foregoing conditions. Failure by the applicant to notify the City as required by “b” hereinabove, or simultaneously submit the required and approved documents specified in “e” hereinabove, or make the deposits specified in “f” hereinabove, shall constitute applicant's waiver of the requirements otherwise imposed upon the City to acquire necessary interests in land pursuant to Section 66462.5. In such event, subdivider shall meet all conditions for installing or constructing off-site improvements notwithstanding Section 66462.5. 18. Concurrent with Final Parcel Map approval, the applicant shall record a reciprocal access easement and maintenance agreement for all shared driveways and drive isles within the project site as well as adjacent commercial lots, as required by the City Engineer and/or the Del Rio Road Commercial Area Specific Plan. FM CE 19. A preliminary subdivision guarantee shall be submitted for review in conjunction with the processing of the Vesting Tentative Parcel Map. A final subdivision guarantee is required prior to Final Parcel Map approval. FM CE 20. The Final Parcel Map shall be acceptable to the City Engineer or Surveyor prior to the map being placed on the agenda for City Council acceptance. FM CE 21. Prior to recording the Final Parcel map, the applicant shal l pay all outstanding plan check or inspection fees. FM CE 22. Prior to recording the parcel map, the applicant shall submit a copy of a valid San Luis Obispo County tax bond FM CE 23. Prior to City Surveyor or Engineer approval of the Final Parcel Map, the applicant shall dedicate all necessary right-of-ways, storm drain easements, sewer easements, or other public utility easements by the map or separate documents. FM CE 24. Prior to recording the Final Parcel map, the applicant shall bond for or set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. If the property corners are not set prior to map recordation, the applicant shall bond the property corner installation. FM CE 25. All existing and proposed utility, pipeline, open space, or other easements are to be shown on the Final Parcel map. If there are building or other restrictions related to the easements, they shall be noted on the Final Parcel map. The applicant shall show all access restrictions on the Final Parcel map. FM CE 26. Prior to approval of the Final Parcel map by the City Council, the applicant shall have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required FM CE 21 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney by the utility company. A copy of the letter(s) shall be submitted to the City. New easements shall be shown on the Final Parcel map. 27. Prior to Final Parcel Map approval by the City Council, the applicant shall remove existing structures from each lot. FM CE 28. Prior to Final Parcel Map approval applicant shall quitclaim or relocate any easement in conflict with proposed structures or other obstruction(s), as required by the City Engineer. FM CE 29. A Lighting and Landscape District funding mechanism to provide for the maintenance for lighting, medians, special paving surfaces, storm drain, and hardscape shall be provided and accepted by the City Engineer prior to Final Parcel Map recordation.. FM CE OFFSITE IMPROVEMENT PLANS 30. Prior to the issuance of an encroachment permit(s) for construction of any offsite improvements, the applicant(s) shall submit plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, traffic control and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. The Submitted plans shall be in conformance with the requirements of the Vesting Tentative Map, City Standard Specifications and Drawings and Specific Plan. GP, BP CE 31. Prior to the issuance of any onsite improvement Building Permit, the on-site public improvements shall be designed in accordance with the Vesting Tentative Parcel Map, Specific Plan, City Engineering Specifications and Drawings or as required by the City Engineer. GP, BP CE 32. All offsite and onsite public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as required by the City Engineer GP, BP CE 33. The project shall include construction of all vehicular lanes, curbs, gutters and sidewalks along entire frontage as shown on the Master Plan of Development, Specific Plan, or Vesting Tentative Parcel map. GP, BP CE 34. Prior to issuance of encroachment permits for public improvements (Street, Sewer, Storm Drain, Water), the applicant, by written agreement with the City Engineer, shall guarantee installation of the improvements through faithful performance bonds, letters of credit or any other acceptable means. Building final shall be withheld if the improvements are not completed. The faithful performance bonds/letters of credit/or other financial means shall include an inflation factor that is satisfactory to the City Engineer. EP CE 35. El Camino Real shall be shown on the Final Parcel Map as an arterial street with a minimum right of way half width of 50 -feet, per City Standard Drawing No. 407. The applicants shall acquire and dedicate to the City the right-of-way required for all street improvements as identified in the Final Environmental Impact FM CE 22 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Report Traffic Study, the Vesting Tentative Map, and Specific Plan. The Applicant shall provide sufficient right of way to convert the intersection at Del Rio Road/El Camino Real to a modern roundabout. The roundabout will require an inscribed diameter of approximately 160 feet and will include a combination of single and dual circulating lanes. Single-lane approaches are required for the southbound and westbound entrances. The northbound approach shall include a dual-lane entry with a left-only lane and a shared through/right-turn lane. The eastbound approach shall include a shared through/left-turn lane and a 125-foot long right- turn lane. Travel lanes shall be a minimum of twelve foot wide. The roundabout shall include facilities for pedestrians and bicyclists. The applicants shall design the roundabout in conformance with the conceptual plan is shown in Figure 3 of the Del Rio Road Area Specific Plan Transportation Impact Analysis for the City of Atascadero February 6, 2012. The Applicant is responsible for all frontage improvement costs.. 36. Del Rio Road shall be shown on the Final Parcel Map as a collector street with a minimum width of 60-feet, per City Standard Drawing No. 406. Del Rio Road shall be designed to include a center turn lane into the Walmart and Annex sites as well as Obispo Road. FM CE 37. The Annex frontage improvement plans shall include a left turn pocket for the driveway across from the Walmart Project 38. The applicant(s) shall improve the intersection of Del Rio Road and Rio Rita Road to meet site distance, horizontal and vertical alignment standards of the City Engineering Standards. The proposed improvements shall be acceptable to the City Engineer. BP, GP CE 39. Prior to Final Parcel Map approval, the applicant(s) shall dedicate sidewalk easements sufficient to encompass accessibility requirements for sidewalks installed with drive approaches in accordance with the current City standard. FM CE 40. Applicant(s) shall submit a composite utility plan, signed by PG&E, AT&T, Charter Cable TV and Southern California Gas Company indicating location of all underground utilities that will serve the project. New or relocated undergrounded facilities will be installed in an up to 10 foot wide PUE. Plan shall be reviewed and approved by the City Engineer prior to approval of public improvement plans. GP, BP CE 41. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site shall be installed underground. GP, BP CE 42. Prior to street improvement plan approval by the City Engineer, the applicant shall submit a street tree location plan to the Community Development Department for review and approval. The location of the street trees shall not conflict with sewer or storm drain infrastructure. The plan shall include proposed sewer lateral locations and storm drain infrastructure for reference. GP, BP PS, CE 23 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 43. Prior to the Final Parcel Map being filed with the County Recorder, the applicant shall not grant or record easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements; unless subordinated to the proposed grant or dedication. If easements are granted after the date of tentative map approval, subordination must be executed by the easement holder, to the satisfaction of the City Engineer, prior to the filing of the Parcel Map. FM CE 44. Prior to building final, the applicant(s) shall construct onsite and offsite street pavement in accordance with one of the following two options a. The applicant shall construct the full pavement section including the final lift of asphalt to finish grade in conformance with the design Traffic Index. Prior to building final, the applicant shall refurbish the pavement to the satisfaction of the City Engineer. b. The applicant shall construct a pavement section that is a minimum of 1½” lower than finish grade, in conformance with the design Traffic Index. Prior to building final, the applicant shall refurbish the pavement, and complete the final lift of asphalt to meet finish grade to the satisfaction of the City Engineer GP, BP CE 45. Prior to building final, the applicant shall construct and final full street improvements as shown in the Specific Plan and required by the mitigation monitoring program within the affected portion of the project site, as well as the required offsite street improvements to the satisfaction of the City Engineer. BP CE 46. Prior to building final, the applicant(s) shall install a community mailbox and post in accordance with the City’s standards, and secure approval of the U.S. Postal Service prior to installation. The community mailboxes shall not cause a sight distance obstruction and shall have a minimum four foot clear zone behind the mailbox. FO CE 47. Prior to building final, the applicant shall construct accessible ramps at intersections, as required by the City Engineer. FO CE 48. Prior to building final, the applicant shall repair any broken or damaged curb, gutter and sidewalk, and repair or reconstruct the half section plus 10 feet of pavement on onsite or offsite streets within or near the project. All damaged facilities shall be repa ired to the City Engineer’s satisfaction. FO CE 49. Prior to the construction of offsite improvements the project applicant(s) shall prepare and submit a Construction Traffic Control Plan for review and approval by the City Engineer. The plan shall identify routing for all delivery and haul trucks and, if necessary, limit deliveries to non-peak times. To the extent feasible, truck routing should avoid travel through residential areas and emphasize the use of US 101. The plan shall be developed in conformance with the California MUTCD, latest EP CE 24 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney edition. The plan shall include the following provisions: a. Maintain access for land uses in proximity of the project site during project construction. b. Schedule deliveries and pick-ups of construction materials to non-peak travel periods, to the maximum extent feasible. c. Coordinate haul trucks, deliveries and pick -ups to reduce the potential of trucks waiting to load or unload for protracted periods of time. d. Minimize obstruction of through traffic lanes on surrounding public streets. e. Construction equipment traffic entering and exiting the project site shall be controlled by flagman. f. Identify designated transport routes for heavy trucks (in addition to haul trucks) to be used over the duration of the proposed project. g. Schedule vehicle movements to ensure to the maximum extent feasible that there are no vehicles waiting offsite and impeding public traffic flow on the surrounding streets. h. Establish requirements to ensure the safety of the pedestrians and access to local businesses. i. Coordinate with adjacent businesses and emergency service providers to ensure adequate access exists to the project site and neighboring businesses. j. Prohibit parking for construction workers except on the project site and any designated off-site parking locations. These off- site locations shall not include adjacent commercial center parking lots or residential streets and will require the approval of the City Engineer. GRADING 50. The applicant shall, to the City Engineer’s satisfaction, comply with all Geology, Soils and Seismicity mitigation measures and time frames contained in the City Council adopted Mitigation Monitoring and Reporting Program. 51. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent with the approved tentative map, Master Plan of Development, Specific Plan, arborist report and conditions of approval. The grading plan shall be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations. GP, BP CE 52. Prior to issuance of a grading permit for this project, the applicant shall submit a copy of the grading permit for the export site and an exhibit of the proposed haul route. The applicant is responsible to GP, BP CE 25 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney obtain approval from all applicable agencies for the soil hauling operation and the placement of fill off-site. 53. The applicant shall comply with the following requirements for the soil hauling operation: a. Obtain an encroachment permit from the City Engineer for the work. b. The hours of operation shall be between 8:30 am to 3:30 pm, Monday through Friday. c. Provide street sweeping service on all City streets along the haul route during all hours of work on a schedule approved by the City Engineer. d. Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer. GP, BP CE 54. Prior to issuance of a grading permit, the applicant(s) shall sign a Haul Route Repair Agreement and pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $100,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant or subsequent property owners shall complete any required pavement repairs to the satisfaction of the City Engineer within six months from the completion of the dirt hauling operation or prior to issuance of Building Permits. If the pavement repairs are not completed within six months, the City may use the Deposit to complete the repairs and for any incurred staff and administrative costs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant. GP, BP CE 1. DRAINAGE 55. Prior to grading permit issuance, the applicant shall obtain City Engineer approval of a drainage study for the proposed private onsite and public offsite storm drain system from the City Engineer. The study shall demonstrate that runoff generated onsite will not negatively affect downstream waterways or properties. Onsite and offsite storm drain facilities shall comply with City Engineering Drainage Standards. GP CE 56. The applicant shall, to the City Engineer’s satisfaction, comply with all stormwater mitigation measures and time frames contained in the Mitigation Monitoring and Reporting Program. 57. Prior to issuance of permits affecting Caltrans right-of-way, the applicant shall submit evidence of written approval for the proposed construction within the Caltrans right-of- way to the City Engineer. GP CE 58. Maintenance responsibilities for all slopes, retai ning walls, drainage devices, and erosion and sedimentation control GP, BP CE 26 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney devices/systems not accepted by the City shall be the responsibility of the property owner in perpetuity. 59. Prior to grading permit issuance, the applicant shall obtain and submit to the City a notarized Letter of Permission for grading over all easements. GP CE 60. Prior to grading permit issuance, the applicant shall obtain a notarized Letter of Permission for grading outside of the property lines/tract boundary from the affected property owner(s). GP CE 61. Prior to grading permit, the applicant shall obtain a notarized Acceptance of Drainage from all affected property owners if drainage is being diverted to areas that currently do not accept the drainage. GP CE 62. Prior to issuance of grading permit, the applicant shall record in the Office of the County Recorder any needed slope easements from adjacent property owners, as directed by the City Engineer. GP CE 63. Prior to issuance of grading permits in Jurisdictional Waters of the United States, the applicant shall acquire permits from the Army Corps of Engineers, California Department of Fish and Game, and the Regional Water Control Board for any work within any natural drainage course. A copy of the permits, or a response letter from each agency indicating a permit is not required, shall be submitted to the City prior to issuance of grading permits. GP CE 64. The applicant or subsequent property owners shall be responsible for providing regularly scheduled maintenance of the storm drain infrastructure, as required by the City Engineer. CE 65. The applicant shall form an organized drainage maintenance entity to finance the future ongoing maintenance and capital replacement of water quality, low impact development, hydromodification, erosion and sedimentation devices/systems identified on the project’s approved storm drain plan. The applicant shall pay for all costs associated with the formation of the maintenance entity. Water quality, erosion and sedimentation devices/systems shall include but are not limited to catch basin inserts, debris excluders, bio-treatment basins, vortex separation type systems, and other devices/systems for storm water quality. The applicant shall be responsible for the maintenance of all project water quality, erosion and sedimentation devices/systems until the district has been established. FM CE 66. Prior to Final Parcel Map approval, the applicant shall place a note on the map, prohibiting the lot owners within this development from interfering with the establis hed drainage master plan and from erecting walls, curbs or similar solid constructions, except as approved by the City Engineer. FM CE 67. Prior to issuance of grading permit, the applicant shall have approved by the City Engineer, an Urban Stormwater Mitigation Plan that incorporates appropriate post construction best management practices (BMPs), maximizes pervious surfaces, and includes infiltration into the design of the project to the extent technically feasible.. GP CE 27 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 68. The applicant must obtain coverage under a statewide General Construction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the applicant shall file with the State a Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by the City, the applicant shall have approved by the City Engineer a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall reference the corresponding Waste Discharge Identification (WDID) number issued by the State upon receipt of the NOI. BP CE 69. Prior to issuance of a grading permit applicant shall consult with the Central Coast RWQCB regarding further actions with the groundwater plume on the Walmart site. Consultation shall result in written confirmation to the City from the RWQCB Staff of any clean-up, corrective action or monitoring that may be needed prior to, or post construction. GP, BP CE 70. Applicant shall abandon any existing septic system facilities in accordance with City standards prior to approval of site grading. GP, BP CE 71. Prior to the issuance of building permits the applicant shall provide for the detention and metering out of developed storm runoff so that the peak runoff and its associated duration is equal to or less than undeveloped storm runoff quantities to the satisfaction of the the City Engineer. GP, BP CE 72. Drainage basins shall be designed to desilt, detain and meter storm flows as well as release them to natural runoff locations. GP, BP CE 73. Prior to the issuance of building permits the applicant shall show the method of dispersal at all pipe outlets. Include specifications for size and type. GP, BP CE 74. Prior to storm drain plan approval, the applicant shall obtain all easements needed for future storm drainage system maintenance by the City. GP, BP CE 75. Prior to the issuance of building permits the applicant shall show method of stormwater conveyance to approved off-site drainage facilities. GP, BP CE 76. Concentrated drainage from off-site areas shall be conveyed across the project site in drainage easements. Applicant shall acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement cannot be obtained the storm water release must follow the historic path, rate and velocity as prior to the subdivision. GP, BP CE SEWER AND UTILITIES 77. Prior to issuance of building permits for each component of the Specific Plan, the project applicant shall submit plans to the City for approval that demonstrate compliance with the City Sanitary Sewer Management Plan, including City standards for the Fats, Oils and Grease (FOG) Program; and the installation of adequately sized grease interceptors for all food service establishments, gas stations, auto shops, etc. BP CE 28 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 78. Existing sewer manhole frame and covers relocated or adjusted due to street or other construction shall be replaced with current City Standard Manhole Cover per Standard Drawing No. 608 or as required by the City Engineer. GP, BP CE 79. All existing above ground utilities shall be undergrounded on project frontage in the 10 foot wide PUE. GP, BP CE 80. All sewer system plans shall be reviewed and approved by the City Engineer. GP, BP CE 81. Prior to sewer plan approval, the applicant shall provide a sewer area study in accordance with City policies for review and approval by the City Engineer. GP, BP CE 82. All onsite private sewer mains and laterals shall be privately owned and maintained. Sewer mains in Public Roads shall be owned and maintained by the City. FM CE 83. Prior to recording the final map, provisions for the repair and maintenance of the private sanitary sewer system shall be included in the CC&R’s for the development. Included shall be a mechanism to maintain the private sewer and structures, such as a maintenance association. The City Engineer and City Attorney shall approve the final form prior to recordation. FM CE 84. Applicant shall pay all sewer fees including extension (Annexation), Connection and Reimbursement fees (if applicable) prior to issuance of each building permit. BP CE 85. Private gravity mains within the specific plan area shall be sized and installed in accordance with the Uniform Plumbing Code. Public gravity mains within the specific plan area shall be a minimum of eight (8) inches in diameter. BP CE 86. Drainage piping serving fixtures which have flood level rims located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. BP CE 87. All sanitary sewer (SS) mains shall terminate in manholes unless extension of the main, at some later date, is an ticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. BP CE EASEMENTS 88. A ten (10) foot Public Utility Easement (PUE) shall be provided contiguous to the property frontage. Modifications may be made to the width on case by case basis as allowed by the City Engineer. FM CE TRAFFIC 29 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval TPM 2009-0098 (Annex Map) Vesting Tentative Parcel Map (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 89. Intersection improvements shall have a minimum vehicle stacking distance in accordance with the EIR Traffic Study. GP, BP CE 90. The applicant shall, to the City Engineer’s satisfaction, comply with all transportation mitigation measures and time frames contained in the City Council adopted Mitigation Monitoring and Reporting Program 91. The applicant shall include low glare, LED cobra style street lights in the offsite improvement plans. Light spacing shall be based on the AASHTO Roadway Lighting Design Guide (2005). Light color shall be approved by the City Engineer. 92. The location, width and depth of all project driveways shall substantially conform to the approved Parcel Map. This shall be shown on all applicable plans prior to issuance of first building permit. No additional driveways shall be permitted along the project frontage. GP, BP CE 93. Any dead-end drive aisles shall have a hammerhead or turn- around area to facilitate vehicular movements. This shall be shown on all applicable plans prior to issuance of first building permit. GP, BP CE 94. The site shall be designed to adequately accommodate all vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around loading zones and parking spaces, and appropriate turning radii. GP, BP CE TRANSIT/ BUS STOP 95. The Walmart and Annex sites shall provide a bus stop at the El Camino Real frontage fronting both the Walmart and Annex frontage as shown on Master Plan of Development. The bus stop shall be designed and constructed to the City Engineer’s satisfaction and include the following elements: a. A 8’X14’ permanent, City approved transit shelter structure, that compliments the architecture of the development it fronts, and includes a bench, trash receptacle, solar lighting (all electrical conduits shall be located within the shelter structure), bicycle racks and rain gutters. b. Color elevations and materials board for the proposed bus shelter structure shall be supplied to the Community Development Director, for review and approval, prior to construction. BP CE 96. The bus stop shall comply with all ADA and State accessibility regulations as specified in the most recent version of the California Disabled Accessibility Guidebook (CalDag). Proposed disabled access shall be delineated on construction plans. EP CE 97. The bus stop location shall be a minimum of 100’ from the intersection of Del Rio Road and El Camino Real or as approved by the City Engineer. End of Conditions EP 30 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Draft Resolution 2017-A PLN 2007-1246 DRAFT RESOLUTION NO. PC 2017-A A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A ONE-YEAR TIME EXTENSION OF AN APPROVED VESTING TENTATIVE PARCEL MAP AND CONDITIONAL USE PERMIT TPM 2011-0098 1950 EL CAMINO REAL (MP Annex, LLC) WHEREAS, the applicant, MP Annex, LLC, has applied for an extension of a Vesting Tentative Parcel Map that proposes a subdivision of 11.3 gross acres into four parcels consisting 8 parcels for commercial / retail development and one (1) remainder parcel for the development of six (6) residential lots; and WHEREAS, the City Council approved a Vesting Tentative Parcel Map and A Conditional Use Permit on July 12, 2012; and WHEREAS, the automatic one-year Time Extension via SB 116 went into effect July 11, 2013, setting the expiration date to July 12, 2012; and, WHEREAS, the applicant had submitted for a one-year time extension for Vesting Tentative Parcel Map entitlements; approved on June 24, 2016 by the Community Development Director, consistent with Atascadero Municipal Code section 9-2.117(a) ; and, WHEREAS, the applicant has submitted for an additional one-year time extension for Vesting Tentative Parcel Map entitlements; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1: Findings for approval of the Time Extension: The Planning Commission makes the following findings consistent with Atascadero Municipal Code Section 9-2.117(a) A. FINDING: There have been no changes to the provisions of the General Plan or zoning regulations applicable to the project since the approval of the entitlement; FACT: There have been no applicable changes to the General Plan or zoning regulations since the project was entitled on July 12, 2012. All conditions of approval and required mitigation measures are to be completed by all projects 31 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero within the adopted Specific Plan overlay zone (SP-2) in addition to all applicable zoning requirements and General Plan requirements. B. FINDING: There have been no changes in the character of the site or its surroundings which affect how the standards of the General Plan or zoning regulations apply to the project. FACT: The site remains vacant. The surrounding properties have yet to develop; therefore, there have been no changes in the character or its surroundings which affect how the standards of the General Plan or zoning regulations apply to the project. SECTION 2: Approval: The Planning Commission does hereby approve a one-year Time Extension of TPM 2011-0098, to expire on July 12, 2018. 32 ITEM 2 | 8/1/2017 Del Rio Road Specific Plan PLN 2007-1246 / MP Annex, LLC Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero On motion by Commissioner _______________________, and seconded by Commissioner ______________________ , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA ______________________________ Duane Anderson Planning Commission Chairperson ATTEST: ___________________________________ Phil Dunsmore Planning Commission Secretary 33 34 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 | (805) 461-7612 Atascadero Planning Commission Staff Report – Community Development Department PLN 2017-1652 Tree Removal Permit for Single Family Residence RECOMMENDATION(S): Staff recommends the Planning Commission adopt PC Resolution 2017-A approving Tree Removal Permit 2017-0215 to allow the removal of four (4) native trees, based on findings and subject to mitigation. Project Info In-Brief: PROJECT ADDRESS: 9710 Laurel Road Atascadero, CA APN 055-041-018 PROJECT PLANNER Torina Wilson, Planning Intern Katie Banister, Assistant Planner 470-3480 twilson@atascadero.org kbanister@atascadero.org PROPERTY OWNER Tom Graves, PO Box 1501, Templeton, CA 93465 ARBORIST Chip Tamagni, A&T Arborists, PO Box 1311, Templeton, CA 93465 GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE Residential Estate (RE) Residential Suburban (RS) 3.6 acres Undeveloped Single-Family Residence and Detached Garage ENVIRONMENTAL DETERMINATION ☐ Environmental Impact Report SCH: ___________________________ ☐ Negative / Mitigated Negative Declaration No. ___________ ☒ Categorical Exemption CEQA – Guidelines Section 15303 ☐ Statutory Exemption §§ 21000, et seq & ________________________ ☐ No Project – Ministerial Project 35 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Existing Surrounding Uses / Parcel Configurations: Existing Zoning Existing Aerial / Surrounding North: South: East: West: Residential Suburban (RS) Residential Suburban (RS) Residential Suburban (RS) Residential Suburban (RS) Summary: The applicant has applied for building permits for a 2,495 square -foot single-family residence and 840 square-foot detached garage, which will require the removal of four (4) native oak trees. The trees proposed for removal have a cumulative diameter of 54 inches and include a 4-inch valley oak, 32-inch live oak, 16-inch blue oak, and a 4-inch blue oak. Analysis: The proposed tree removal is located on a steeply sloping vacant lot in the Residential Suburban zone (RS). The applicant has applied to construct a single family residence and detached garage on the property. The subject trees are each located within the proposed footprint of the driveway and house. The garage will be placed approximately 150 -feet from Laurel Rd, and will require the removal of two native trees, a valley oak with 4 -inch diameter and a blue oak with 2-inch diameter (the smallest sized deciduous oak subject to the Native Tree Ordinance). The 30-inch coast live oak and the 16-inch blue oak are located at the perimeter of the proposed building footprint. This site design results in a significant reduction in the quantity of grading needed to construct a home on this steep lot. The majority of trees on the site will be retained. RS 36 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 9710 Laurel Rd One of the trees to be removed (#490) is in decline with a condition rating of 2 on a scale of 10. Tree numbers 481 and 491 were given a condition rating of 5 and 3 respectively. Tree number 496 was previously planted, and stands at 2 inches in diameter with a condition rating of 4. Table 1. Trees to be Removed Tree ID Diameter (inches) Condition (1-10) Location 481 4 5 Underneath proposed driveway 490 32 2 Underneath proposed porch 491 16 3 Underneath proposed building footprint 496 2 4 Underneath proposed dirveway Tree #490: 32-inch DBH c Tree #481: 4-inch DBH c Tree #496: 2-inch DBH Tree #491: 16-inch DBH 37 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Native Trees Proposed for Removal View of Trees #496 and 481; Facing Laurel Rd. and Proposed Driveway Entrance Tree #496 Tree #481 Trees #496 and 481 are located near the front of the property and stand at 2” and 4” in diameter, respectively. The trees are located on the flat portion of the property, and removal will not increase erosion on site. The young nature and small stature of the trees will not cause a significant change in air patterns upon their removal. Tree #481 Tree #496 Laurel Rd. & Proposed Driveway Entrance 38 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero View of Trees # 490 and 491; View from Residence Footprint Tree # 490 Tree # 491 Trees # 490 and 491 are located in the center of the lot just below a steep hill. Tree #490 is in decline and has a condition rating of 2. Due to their location, the trees’ removal could have an impact on erosion; however, many trees will remain standing at the base of the hill and will stabilize the soil. Removal of these two trees will have a minimal impact on air flow on site. Tree #491 Tree #490 39 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Trees at the base of the hill; Trees # 490 & 491 are not visible from lower on the property due to other tree foliage. View of property from the opposite side of Laurel Rd.; Trees to be removed are not visible from the street. Evaluative Criteria for Tree Removal 40 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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; (ii) The potential effect that tree removal could have on soil retention and erosion from increased flow of surface waters; Staff comment: The trees are located on a less steep area of the lot and will not have a significant effect on erosion. The land exposed by these removals will be held in place by retaining walls constructed for the foundation of the residence. (iii) The potential effect that tree removal could have on the ambient and future noise level; Staff comment: The trees are located on a steep lot above Laurel Road, a residential street serving single family homes in the Residential Suburban zone. Ambient noise traveling into the lot will be minimal with minor input from the residences in the vicinity. Local tree removals will have little impact on the noise from traffic below. (iv) The potential effect that tree removal could have on the ability of existing vegetation to reduce air movement and wind velocity; Staff comment: Air movement in the neighborhood is controlled by the steep hills lining the east side of Laurel Road. The property is adjacent to a steep hill and the remaining trees on site and the future house and garage will slow localized air movement. (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 property offers wildlife habitat that will be reduced by the development of the lot; however, the site plan limits that reduction by keeping the development on one portion of the lot leaving the majority untouched. The subject trees are of low quality, or are young and small. (vi) Aesthetics; Staff comment: The trees proposed for removal are not visible on the street and will therefore have no visual impact on the neighborhood. Construction of a home and garage will have an impact; however, significant foliage existing on the property will decrease its visibility from neighboring properties and the street. 41 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero (vii) The number, size, species, condition and location of trees to be removed; Staff comment: All 4 trees proposed for removal are on the lower portion of the lot. There are two blue oaks (#496 and #491 ), one valley oak (#481), and one coast live oak (#490). The largest tree, the coast live oak has been determined by an arborist to be in decline. The remaining trees have relatively low condition ratings of 3, 4 and 5. (viii) The special need to protect existing blue and valley oaks because of regeneration problems; Staff comment: Three of the trees to be removed (totaling 22-inches in diameter) are blue and valley oak trees. (ix) The cumulative environmental effects of tree removal. Staff comment: While removing the trees will have a limited environmental impact, the proposed site plan for this property generally limits construction activity to a small part of the property. 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, or payment of mitigation fees to the tree fund. Based on the species and cumulative diameter of the trees, thirteen (13) 5 -gallon oak trees are required for replanting. Alternatively, the applicant may choose to pay $633.33 to the City’s tree mitigation fund. Substitution for larger trees or a combination of the two mitigation methods is also permitted. ENVIRONMENTAL DETERMINATION: The proposed project is Categorically Exempt (Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15303, because it is one single family residence and an accessory structure in a residential zone. FINDINGS: In considering any tree removal request, the Planning Commission must make at least one of the required findings. Staff has identified the following finding as appropriate for the application request. The findings and the facts to support these findings are included in the attached resolution (Attachment number 2). i. 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 42 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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) fo r practical design alternatives ALTERNATIVES: 1. The Planning Commission may include modifications to the project and/or conditions of approval for the project. Any proposed modifications including conditions of approval, should be clearly re-stated in any vote on any of the attached resolutions. 2. The Planning Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required. A motion, and approval of that motion, is required to continue the item to a future date. 3. The Planning Commission may deny the project. The Commission must specify what findings cannot be made, and provide a brief oral statement, based on the Staff Report, oral testimony, site visit, correspondence, or any other rationale introduced and deliberated by the Planning Commission. ATTACHMENTS: 1. Tree Protection Spreadsheet from Arborist Report 2. Draft Resolution PC 2017-A 43 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Tree Protection Spreadsheet from Arborist’s Report PLN 2017-1652 / TRP 2017-0215 44 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Draft Resolution PC 2017-A PLN 2017-1652 / TRP 2017-0215 DRAFT RESOLUTION NO. PC 2017-A A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING PLN 2017-1652 / TRP 2017-0215, TO ALLOW THE REMOVAL OF FOUR (4) NATIVE OAK TREES TOTALING 54-INCHES DIAMETER AT BREAST HEIGHT (DBH) LOCATED AT 9710 LAUREL ROAD (APN 055-041-018) WHEREAS, an application was received from Tom Graves, PO Box 1501, Templeton, CA 93465 (Owner), and by Chip Tamagni of A&T Arborists, PO BOX 1311, Templeton, CA 93465 (Arborist), for a Tree Removal Permit to remove four (4) native oak trees totaling fifty- four (54) inches DBH; and WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit application on August 1, 2017, at 6:00 p.m. and considered testimony and reports from staff, the applicants, and the public. 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 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. Fact: The applicant has provided a site plan which avoids the majority of the native trees on the site. The house and septic leach field have been placed relatively close to the street in an area without significant tree cover. The number and placement of trees located near the property’s Laurel Road frontage have the result of any driveway placement resulting in impacts to native trees. Moving the house and the septic leach field closer to Laurel Road would hav e an impact on a greater number of larger trees. The largest tree proposed for removal is in decline. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a special regular session assembled on August 1, 2017 resolved to approve Tree Removal Permit 2017-0215, subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Required Tree Removal Mitigation EXHIBIT C: Site Plan Bond payment for tree #31, impacted 45% : 45 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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 _________________________________________ Duane Anderson Planning Commission Chairperson ATTEST: ___________________________________ Phil Dunsmore Planning Commission Secretary 46 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT A: Conditions of Approval PLN 2017-1652 / TRP 2017-0215 Conditions of Approval PLN 2017-1652 / TRP 2017-0215 9710 Laurel Road 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. This Tree Removal Permit shall allow the removal of 4 native oak trees identified in Exhibit C at 9710 Laurel Road, APN 055-041-018, regardless of owner. BP PS 2. 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 3. 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 4. The applicant shall not remove the trees until the building permit for the residence is issued. BP PS 5. The owner or applicant shall mitigate the tree removal by replanting thirteen 5-gallon native oak trees, making a payment of $633.33 to the Atascadero tree mitigation fund, or a combination thereof as shown in Exhibit B. Larger box trees may be substituted for five-gallon replacement trees per the Atascadero Native Tree Guidelines. Tree removal PS 6. Payment to the tree mitigation fund or tree replanting shall occur before the building permit for the residence can be finaled. BP PS 7. If tree replanting is selected, the owner or applicant shall provide drip irrigation to new trees until they are established. BP PS 47 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Exhibit B Required Tree Removal Mitigation PLN 2017-1652 / TRP 2017-0215 Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals dbh notes dbh notes 1 32-inches tree #490 1 4-inches tree #481 2 2 16-inches tree #491 3 3 2-inches tree #496 4 4 5 5 6 6 7 7 Total 32-inches Total 22-inches 54-inches Mitigation Requirement req'd tree replacements:5 five gal trees req'd tree replacements:7 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees 0 fifteen gal trees 0 fifteen gal trees 0 fifteen gal trees 0 box trees (24'')0 box trees (24'')0 box trees (24'') Remaining Mitigation 5 five gal trees Remaining Mitigation 7 five gal trees 13 five gal trees Tree Fund Payment:266.67$ Tree Fund Payment:366.67$ 633.33$ 48 ITEM 3 | 08/01/2017 Tree Removal Permit PLN 2017-1652 / Graves Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Tree # 481 Tree # 496 Tree # 490 Tree # 491 Septic Leach Field Exhibit C Site Plan PLN 2017-1652 / TRP 2017-0215 Site Plan with trees to be removed 49 50 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 | (805) 461-7612 Atascadero Planning Commission Staff Report – Community Development Department PLN 2017-1642 Master Plan of Development St. William’s Parish RECOMMENDATION(S): Planning Commission approve PC Resolution 2017-A approving Conditional Use Permit (CUP) 2017-0311 allowing a Church and Related Activities use in the High Density Residential Multi-Family zoning district and a master plan of develo pment for the church’s property, and Tree Removal Permit 2017-0216 allowing the removal of three native trees totaling 66 inches in diameter. Project Info In-Brief: St. William’s Parish proposes new facilities for their growing church. Phase 1 is a youth center, expanded parking area, and landscaping. Phase 2 is a larger Parish Hall to replace the existing hall and rectory, and a storage building. PROJECT ADDRESS: 6410 Santa Lucia Road Atascadero, CA APN 030-271-023, 006, 012, 015, 025 PROJECT PLANNER Katie Banister Assistant Planner 470-3480 kbanister@atascadero.org APPLICANT Mark Lowerison PROPERTY OWNER Roman Catholic Bishop of Monterey County GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE HDR RMF-20 3.6 acres Church, Parish Hall and Rectory Church, Parish Hall, Youth Center ENVIRONMENTAL DETERMINATION ☐ Environmental Impact Report SCH: ___________________________ ☐ Negative / Mitigated Negative Declaration No. ___________ ☒ Categorical Exemption CEQA – Guidelines Section 15332 ☐ Statutory Exemption §§ 21000, et seq & ________________________ ☐ No Project – Ministerial Project 51 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SPECIAL DEVELOPMENT PLAN STANDARDS ☒ N/A ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Churches and Related Activities ☐ Allowed ☒ Conditional ☐ No ☐ Colony Home / Commercial ☐ Registered Building ☒ Yes, but not deemed historically significant ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A EXISTING USES St. William’s parish has three existing buildings: the church, hall and rectory residence. The parking lot is used as a Caltrans Park & Ride location. Several sea-train storage containers are located near Venado Avenue. SURROUNDING ZONING DISTRICTS AND USES North: Highway 101 South: Immediately to the South is a multi-family development (RMF-20), across Venado Avenue are single-family residences (LSF-Y). East: Mix of multi-family and single-family residences (RMF-20). West: Mix of multi-family and single-family residences (RMF-20 and RSF-Z) AVERAGE SLOPE VEGETATION Approximately 10% Landscaping, oak woodland and non-native grass meadow. DENSITY / FLOOR AREA RATIO ☐ RSF-X / LSF-X: 4 units per acre ☐ RMF-10: 2-10 units per acre ☐ RMF-20: 20-24 units per acre ☐ CP/CR/CS/CN/DO/DC: Max 20 units per acre ☐ Other: __________________ ☐ State Density Bonus Requested ☐ Density Bonus for High Quality Architecture ☐ City Inclusionary Housing Density Bonus ☐ Inclusionary Housing Required ☒ Floor Area Ratio (FAR) 0.18 at completion of Phase 2 (Total square foot of building compared to the size of the property) 52 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested Setback standards (AMC 9-4.103-.110) ☒Yes ☐No Height Standards (AMC 9-4.112-113) ☒Yes ☐No Parking Standards (AMC 9-4.114-121) ☐Yes ☒No Planning Commission Modification Landscaping (AMC 9-4.124-127) ☐Yes ☒No Planning Commission Reduction of Landscaping Fencing Standards (AMC 9-4.128) ☐Yes ☒No Planning Commission Modification Grading Standards (AMC 9-4.138-145) ☒Yes ☐No Lighting Standards (AMC 9-4.137) ☒Yes ☐No Water Efficient Landscaping (AMC Title 8, Chapter 10 ) ☒Yes ☐No Use Classification Standards: Church and Related Activities (AMC 9-6.121) Accessory Storage (AMC 9-6.103) . ☒Yes ☐No ☐Yes ☒No CUP to allow development of conforming uses on a lot with non-conforming uses ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☐ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☐ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC DATE APPLICATION DEEMED COMPLETE July 11, 2017 53 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero REPORT-IN-BRIEF: St. William’s Parish proposes an expansion of church facilities in two phases. Three native trees are proposed for removal. Exceptions for number of parking spaces, landscaping, fencing, and accessory storage are requested. DISCUSSION: Existing Zoning Existing Aerial / Surrounding Surrounding Zoning Districts And Uses North: Highway 101 South: Immediately to the South is a multi-family development (RMF-20). Across Venado Avenue are single-family residences (LSF-Y). East: Mix of multi-family and single-family residences (RMF-20). West: Mix of multi-family and single-family residences (RMF-20 and RSF-Z) Background: St. William’s Parish was founded at their location at the intersection of Ardilla and Santa Lucia Roads in 1950. The first church building was bought at auction from Camp San Luis in 1949. This structure now serves as the Parish Hall. The current 6,500 square- foot church building was constructed in 1968 and 1969. RMF-20 RSF-Z LSF-Y DC 54 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Summary: St. Williams Parish proposes a master plan of development for future development of the church property. Phase 1 is likely to begin in the next year. Phase 2 will be constructed a few years in the future. Phase 1:  New 6,385 square-foot youth center,  Expansion of the parking lot,  Driveway from Venado Avenue,  Curb, gutter and sidewalk on the Ardilla frontage wrapping around the corner with Santa Lucia Road, and  Landscaping. Phase 2:  Demolition of the existing 2,113 square-foot rectory (residence) and 3,500 square-foot parish hall,  New 14,000 square-foot parish hall with 2nd floor offices,  New 1,000 square-foot storage building, and  Curb, gutter and sidewalk on Santa Lucia Road and Venado Avenue. Analysis: Churches and related uses. Under current zoning ordinance standards, churches require a CUP when located in the residential districts. St. William’s was originally established prior to City incorporation; therefore, there is no CUP on file for this property. When a use does not conform to the requirements of the zoning ordinance due to lack of entitlement (in this case, the church does not have a CUP), it cannot be altered or expanded unless the approval of the entitlement is secured (Atascadero Municipal Code (AMC) 9-7.105). If approved, CUP 2017-0311 will bring the church into conformance with the City zoning ordinance by establishing a CUP. The CUP would also allow for the phased expansion. AMC 9-6.121 requires religious meeting facilities to be located on a collector or arterial road. The St. William’s Parish property is located on a busy intersection adjacent to the Traffic Way/Highway 101 interchange. Both Santa Lucia and Ardilla a re classified as minor arterial roads. AMC 9-6.121 limits churches in the single-family zoning districts to a sanctuary, Sunday school, accessory residence and small meeting rooms. In contrast, St. Williams’s is located in the multi-family residential zoning district. The municipal code does not give specific standards for churches in this zone. In all districts, churches must be located on a collector or arterial street. The 3.6-acre property is adequately sized to accommodate the church’s proposal. With conditions included in Draft Resolution 2017-A, the project will not have a significant negative impact on the neighborhood. 55 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Phase 1 The first phase includes a new youth center with 5 classrooms and a 200-person capacity hall. The building would be located in the open field on a terrace above the church and hall. The architecture of the 19-foot tall building is fairly modest with contemporary materials including stucco and Hardie-board siding in muted earth-toned colors with rock-face accents and a metal roof. The structure is on a partially raised foundation to limit the amount of grading required. Between the youth center and church is a deck and an amphitheater, which utilize the slope cleverly. The Design Review Committee generally endorsed the design with some reservation about the contrast in styles between the church and youth center. A condition is provided in the draft resolution to incorporate the same rock-face material used in the youth center into the retaining walls in front of the church. Also included in Phase 1 is a new parking area on the Ardilla Road side of the building with approximately 35 new spaces. A circular driveway will provide an area for parents to drop off their children. On the Venado Avenue side of the building, several accessible spaces are proposed. The driveway from this reside ntial road will remain gated with a gravel roadbase surface. It is provided primarily for emergency access. A condition is provided in the draft resolution to keep this driveway gated except in emergency situations. Phase 2 Phase 2 includes the demolition of the rectory residence and the existing parish hall, both to be replaced with a larger parish hall. The applicant has provided conceptual drawings of the future hall. They depict a 2-story building with approximately 14,000 square feet of floor area, 4,500 square feet of which is assembly space. Located upstairs are several offices and conference rooms. A 1,000 square -foot storage building is also proposed to the south of the youth center. Staff recommends the Planning Commission approve a maximum size for these structures in conceptual form. The completed design could be considered by the DRC when the church is ready to apply for building permits for these structures. Conditions are included in the draft resolution to limit the structures to 14,000 and 1,000 square feet, respectively. The Planning Commission should consider whether they would like to set a different maximum size to give more or less flexib ility to the future design. A condition is provided in the draft resolution with floor area limitations. Accessory storage The church uses four cargo containers to store miscellaneous items near the Venado Avenue frontage. The municipal code allows the use of cargo containers under limited circumstances. Containers must be placed in the rear half of the property outside the required setbacks. A building permit is required to ensure cargo containers are placed on an adequate foundation. Placing two or more cargo containers on a property requires a Conditional Use Permit. 56 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The City adopted regulations regarding the use of cargo containers in 2013. The church’s cargo containers were placed on the property before that time. Therefore the church’s containers are legal, but nonconforming with today’s regulations. Through the conditional use permit process, the Planning Commission can allow new, conforming uses on a site with non-conforming uses. Staff recommends the church be allowed to retain the cargo containers in their current state temporarily. The containers are currently well screened by a 6-foot fence that blocks the view from Venado Avenue. The containers are intended to be replaced by a new 1,000 square-foot storage building in Phase 2 of the master plan of development. Moving the cargo containers onto an approved foundation would be cost prohibitive for temporary storage purposes. At their July 12, 2017 meeting, the Design Review Committee endorsed allowing the cargo containers to remain temporarily. A condition is included in the draft resolution to require the cargo containers to be removed during Phase 2, at the time the hall is constructed. Parking The church has approximately 124 existing parking spaces, some of which are used as a park-and-ride lot. Neighbors present at the DRC meeting July 12, 2017 report the church has adequate parking except during mid -week funerals when park-and-ride users and church visitors both create a high demand for parking. The applicant proposes a parking lot with a total of 159 parking spaces in Phase 1. The assembly uses on the property generally require the largest share of parking. There are two existing assembly spaces: the church and the hall. Phase 1 will add youth classrooms with a smaller assembly space. Phase 2 will add approximately 1,000 square feet of additional assembly space to the hall. The applicant reports the different assembly spaces will not all typically be used concurrently. Generally the church is used for mass on Sunday mornings. The hall is used for special events such as wed dings, and the youth center will be used on weekday evenings. Staff has provided the parking requirement for two scenarios: the first assumes the entire facility (church, youth center, and hall) is used at the same time, the second is more realistic and assumes the youth center and either the church or the hall are used together (see Table 1, below). Provided parking is inadequate to serve all buildings at one time ; however, when calculated for a realistic use of the buildings, Phase 1 will be only 3 parking spaces short of the required 162. Phase 2 will be 9 spaces short of the 168 parking -space requirement. 57 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Table 1. St. Williams Parish Parking Requirement Project Phase Required spaces (all assembly spaces) Required spaces (one assembly space) Proposed Existing 214 126 124 (existing) Phase 1 250 162 159 Phase 2 281 168 159 AMC 9-4.115 allows several exceptions to parking requirements. The applicant requests a Planning Commission Modification, which the commission can approve if the “characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces” and “reduced parking will be adequate to accommodate on the site all parking needs generated by the use” (AMC 9-4.115). Based on current use of the parking lot, the way the Catholic Church uses its buildings, and how few parking spaces the use lacks, staff recommends the Planning Commission can make the appropriate finding. A condition is included in the draft resolution to require a total of 159 parking spaces, which may include compact, bicycle and motorcycle spaces as permitted by the municipal code. Another condition is provided to require an assessment of how well the expanded parking lot is serving the church before construction of Phase 2 can begin. Native Trees Multiple large native oak trees are located on the site. The applicant has gone to great lengths to provide a site plan that preserves as many oak trees as possible. Three trees will be removed:  24-inch valley oak in the footprint of the youth center (tree #102). On a scale between 1 and 5, with 5 being the worst condition, the arborist rated this tree as a 3 for both health and structural integrity.  12-inch blue oak (tree #104) will be replaced by the circular driveway. The arborist rated this tree a 4 for health and a 4 for structural integrity. This tree has little foliage and a significant lean due to crowding. The arborist reports its removal will make space for nearby trees, which will remain.  30-inch valley oak by (tree #179) will be impacted by the driveway and stormwater infiltration area. The arborist rated this tree a 2 for health and 2 for structural integrity. AMC 9-11.105 gives evaluative criteria for approving tree removal s. The trees proposed to be removed are on flat to moderately sloping land. Their loss will not have a significant impact on any watercourse or destabilize any hillside as they will be replaced with asphalt and a new building. Some impact on future noise level might be expected from removing these trees, but a noise study conducted on the site did not anticipate excessive noise from Highway 101 beyond the level permitted by the General Plan for sensitive receptors. Remaining oak trees and proposed shade trees will compensate for the loss of the oak trees on air movement and wildlife habitat. The oaks to be removed are blue and valley oaks, which are particularly challenging to regenerate. Two of the trees are rated at or above average for health and structural integrity; however, the applicant has worked to preserve as many trees as possible. 58 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Staff recommends the Planning Commission approve the tree removal permit with standard mitigation requirements to re-plant trees or pay into the tree mitigation fund as conditioned in the draft resolution. Members of the DRC instructed the applicant to carefully select pavers, which are proposed under an 18 -inch valley oak tree in the new parking area, to ensure the tree has a better chance of survival. A condition is included in the draft resolution for the applicant to work with staff to choose high qua lity pavers for this purpose. Landscaping AMC 9-4.125 requires 25% of the site to be landscaped in the multi-family residential zones. In contrast, commercial zones are required to landscape only 10% of the site. Landscaped areas must include all area s not covered by pavement or buildings. The City’s Water Efficient Landscape Ordinance AMC 8-10 requires new plantings to be drought tolerant and meet a prescribed irrigation budget. AMC 9-4.119 requires a 3-foot tall solid fence, decorative wall or land scape equivalent to separate parking spaces arranged to head toward the street. The applicant has provided a landscape plan that includes a variety of drought tolerant plant materials. Calculations for an irrigation budget will be required at the time of applying for building permits. Older planters will be revitalized and new planting areas will be provided with both shade trees and lower stature shrubs. The property visible from Venado Avenue is proposed to remain in a relatively natural state. No new plantings are proposed in this area. Feedback from neighbors at the DRC meeting indicated they prefer this hillside be left with a natural appearance. The proposed landscaping is closer to the landscaping requirement for commercial uses (10%) than the multi-family residential requirement (25%), but the use is not residential. The areas most visible from public streets will be landscaped and the majority of native trees retained. The Planning Commission may approve a modification to the landscaping standards if they find that “existing vegetation, topography or structural arrangement preclude the need for landscaping.” Staff recommends the Planning Commission make this finding and approve the landscaping as proposed. Fencing Atascadero Municipal Code 9-4.128(a)(4) requires non-residential uses to provide screening for residential uses with a six-foot tall solid wall or fence. The church property is surrounded by residential uses, which are currently only partially screened. The DRC reviewed the fencing and made the following recommendations:  The white two-rail fence on the southwest property line should be left in place. This fence is attractive and maintains a residential feel on Venado Road.  Six-foot tall solid fencing should be placed at the property lines on the northern and western property lines, except where the rail fence is located.  Six-foot tall solid fencing should be placed at the property line between the rectory building and the adjacent apartments on Santa Lucia. 59 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero  The eastern property line adjacent to the a partment complex is adequately screened by vegetation and elevation difference. No fence is needed at this location. A diagram of these recommendations is included as Exhibit E of the draft resolution. Conditions are included to require these fences be constructed during Phase 1. Frontage Improvements Atascadero Municipal Code 9-4.159 requires the installation of frontage improvements including curb, gutter, sidewalk and road improvements when a proposed project in the commercial and multi-family zoning districts exceeds 25% of the assessed value of the property. When this threshold is surpassed, all adjoining properties under common ownership must receive frontage improvements. St. William’s Parish owns property with Ardilla Road, Santa Lucia Road and Venado Avenue frontages. Completion of Phase 1 improvements trigger the need for frontage improvements. Per the municipal code, the owner is required to install frontage improvements on all sides of the property. Curb, gutter and sidewalk will be constructed on all three frontages and a new alignment for the intersection of Ardilla and Santa Lucia Roads will be established to increase safety at this turn. The City Engineer has provided a condition to require the church to install improvements on Ardilla Road including the intersection with Santa Lucia Road with Phase 1. With the recording of a covenant and agreement, improvements on Santa Lucia and Venado could be deferred until construction of the parish hall. The covenant would allow the City to require the se improvements in the future even if the new parish hall is never constructed. ENVIRONMENTAL DETERMINATION: The proposed project is Categorically Exempt (Class 32) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15332, because it is an in-fill development on less than 5 acres surrounded by urban uses and without valuable habitat for threatened species. The project will not result in significant impacts to traffic, noise, air quality or water quality. The project will be served by existing roads and utilities, and is consistent with the applicable policies of the Atascadero General Plan. The notice of exemption is included in the draft resolution. FINDINGS: To approve Conditional Use Permit 2017-0311, the Planning Commission must make the following findings. These findings, and facts to support these findings, are included in the attached resolution in Attachment 4. Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv)): 1. The proposed project or use is consistent with the General Plan. 2. The proposed project or use satisfies all applicable provisions of this title. 60 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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. 4. That the proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development. 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. 6. That the proposed project is in compliance with any pertinent city policy or criteria adopted by ordinance or resolution of the city council. Parking Modification (AMC Section 9-4.115(h)) 7. 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. 8. That reduced parking will be adequate to accommodate on the site all parking needs generated by the use, Landscaping Modification (AMC Section 9-4.125(c).(2)) 9. That existing vegetation, topography or structural arrangement preclude the need for landscaping: Fencing Modification (AMC Section 9-4.128(b).(3)) 10. That specifically identified characteristics of the site or site vicinity would make required fencing or screening unnecessary or ineffective. Tree Removal Permit (AMC Section 9-11.105(d).(2).(v) 11. 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. 61 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero RECOMMENDATION: Staff recommends the Planning Commission adopt Resolution PC 2017-A approving Conditional Use Permit and Master Plan of Development 2017-0311 allowing a church and related activities use, new youth center, parish hall and expanded parking area; and Tree Removal Permit 2017-0216 allowing the removal of 3 native oak trees with diameters totaling 66 inches. ALTERNATIVES: 1. The Planning Commission may include modifications to the project and/or conditions of approval for the project. Any proposed modifications including conditions of approval, should be clearly re-stated in any vote on any of the attached resolutions. 2. The Planning Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required. A motion, and approval of that motion, is required to continue the item to a future date is required. 3. The Planning Commission may deny the project. The Commission must specify what findings cannot be made, and provide a brief oral statement, based on the Staff Report, oral testimony, site visit, correspondence, or any other rationale introduced and deliberated by the Planning Commission. ATTACHMENTS: 1. Arborist Report 2. Acoustical Analysis Report 3. Site Photos 4. Draft Resolution PC 2017-A 62 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Arborist Report PLN 2017-1642 63 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 64 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Acoustical Analysis Report PLN 2017-1642 65 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 66 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 67 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 68 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 69 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 70 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Site Photos PLN 2017-1642 Existing Rectory, Hall and Church (left to right) Santa Lucia Parking Area and Frontage 71 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Ardilla Road Parking Area Future Site for the Youth Center 72 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Fencing – Southern Property Line Adjacent to Apartments Fencing – Northwest Property Corner 73 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Fencing Southwest Property Line (Venado Ave) Fencing - Cargo Containers off Venado Road 74 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Cargo Containers Viewed from the site of the new Youth Center 75 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: Draft Resolution PC 2017-A PLN 2017-1642 DRAFT PC RESOLUTION 2017-A MASTER PLAN OF DEVELOPMENT TREE REMOVAL PERMIT RESOLUTION OF THE PLANNING COMMISSION APPROVING A MASTER PLAN OF DEVELOPMENT AND TREE REMOVAL PERMIT PLN 2017-1642 ST. WILLIAM’S PARISH LOWERISON / ROMAN CATHOLIC BISHOP OF MONTEREY COUNTY WHEREAS, an application has been received from Mark Lowerison, 1391 Berwick Drive, Cambria, CA 93428, and owner Catholic Bishop of Monterey County, 6410 Santa Lucia Road, Atascadero, CA 93422 to consider Planning Application PLN 2017-1642, for Conditional Use Permit 2017-0311, master plan of development, and Tree Removal Permit 2017-0216 on a 3.6 acre site located on 6410 Santa Lucia Road, Atascadero, CA 93422 (APN’s 030-271-023, 030-271-006, 030-271-012, 030-271-015, and 030-271-025); and WHEREAS, the site’s current General Plan Land Use Designation is High-Density Residential (HDR); and WHEREAS, the site’s current Zoning District is High-Density Multiple-Family Residential (RMF-20); and WHEREAS, establishing a Church and Related Activities use requires the adoption of a Conditional Use Permit in the RMF-20 zoning district; and WHEREAS, St. William’s Parish currently operates as legal non-conforming use for lack of entitlement; and WHEREAS, the Design Review Committee reviewed the project at their July 12, 2017 meeting and provided recommendations to the Planning Commission regarding the site plan and architectural appearance of the project; and WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with CEQA Guidelines Section 15332: In-fill Development Projects; 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 76 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero WHEREAS, a timely and properly noticed Public Hearing was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development and Tree Removal Permit; and WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on August 1, 2017, studied and considered PLN 2017-1642. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Atascadero makes the following findings, determinations and recommendations with respect to the proposed Conditional Use Permit, Master Plan of Development, and Tree Removal Permit: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project is Categorically Exempt (Class 32) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15332, for in-fill development projects. A notice of determination is included as Exhibit A. SECTION 2. Findings for approval of Conditional Use Permit and Master Plan of Development. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan; and Fact. The project is consistent with the Land Use, Open Space and Circulation (LOC) Policies and Programs 1.1 for guiding new development into the urban core; 1.1.7 for infill development; 1.1.10 for master planning the development; 1.3 for enhancing the appearance of the Highway 101 and Traffic Way gateway; 1.3.2 for screening residential uses from non-residential uses; 1.4.1 for screening exterior lights; 2.1 and 2.1.1 for nei ghborhood compatibility; 2.1.3 and 7.2.3 for providing street trees; 2.1.6 for a use permit for a social establishment in a residential area; 2.3 and 2.3.3 for providing pedestrian facilities; 4.2 for enhancing pedestrian circulation in the downtown; 5.2, 5.3, and 5.3.2 for limited grading on a slope; 6.2 for working with the local Native American Community to ensure archeological and cultural resources are protected; 6.4 for maintaining the church structure, which has local architectural significance; 7.1 and 7.2.1 for maintaining the majority of native trees on site; 7.2.4 for providing shade trees; 8.5.3 for providing on-site stormwater management; 10.3 and 10.3.4 and 10.3.5 for reducing vehicular trips by providing a park-and-ride lot; 13.1 for convenient location of services; and 15.1 for directing growth to an area with existing City services. The project is consistent with Circulation Element (CIR) Policies and Programs 1.1.6 for requiring the developer to provide for construction of the street; 1.3.1 for avoiding diverting traffic through the existing neighborhood; 1.3.3 for locating the church on an arterial with minimal driveways; 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off -street parking; 1.5.3 for landscaping, lighting, screening and shade trees in the parking lot; 2.2.2 for providing bicycle parking; 2.3.1 for providing adequate sidewalks; and 3.1 and 3.2.3 for providing a park-and-ride lot to promote alternatives to single-occupancy vehicle travel. CIR Policy 1.3 is to maintain level of service (LOS) C or better at all intersections. While the adjacent intersections do not meet this standard under existing conditions, the project will result in an increase of off-peak trips, which will not further degrade the LOS. 77 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The project is also in conformance with the Noise and Safety Element of the General Plan. The applicant has provided a noise study for the impact of traffic noise from Highway 101, and Ardilla and Santa Lucia Roads on the church which is a noise-sensitive land use. The study showed the expected noise is within allowed limits set by the General Plan (Safety and Noise Element Goals 6, 7, and 10). 2. The proposed project or use satisfies all applicable provisions of this title; and Fact. The church use is located on two minor arterials streets. In the multi-family zoning districts, church facilities are not restricted to limited functions as in the single-family zoning districts. 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 Fact. St. William’s Parish has been located at this site since the 1950’s without significant negative impact on the surrounding neighborhood. The church leaders report their commitment to being a good neighbor. The growing parish will accommodate their expansion with the new structures but also with additional Sunday masses as needed. The frontage improvements required on Ardilla and Santa Lucia Roads will significantly increase safety for pedes trians and vehicular traffic. 4. That the proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and Fact. While the church is located in a residential area, it is adjacent to Highway 101, and near downtown, Atascadero High School and Atascadero Bible Church. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the land use element; and Fact. At peak hours, traffic at the Highway 101 interchange at Traffic Way experiences an F rating in the southbound direction. Northbound traffic experiences a C in the morning and D during the evening commute. The intersection of Ardilla and Traffic Way experiences a level of service of B during peak times. At other times of the day, the circulation of this area functions at an A level of service. Weekday traffic to the church is limited enough to allow a park-and-ride lot to be located on site. While the new buildings will increase trips to the area, they are off -peak trips that will not contribute significantly to morning and evening rush hour delays. Required frontage improvements will provide a safer turn radius at the Ardilla and Santa Lucia intersection and better pedestrian facilities that provide part of needed connections to downtown. 6. That the proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. Fact. The City Council has not adopted policies pertinent to this project. 78 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SECTION 3. Findings for Planning Commission Parking Modification. The Planning Commission finds as follows: 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; and Fact. The typical operation of the church will not use all the structures at the same time. The modification of the parking requirement reflects the maximum number of spaces required if the largest assembly space (the church) is completely occupied and the youth center is likewise occupied. 2. Reduced parking will be adequate to accommodate on the site all parking needs generated by the use. Fact. The parking needs for typical operation of the church will be satisfied by the reduced parking requirement. SECTION 4. Findings for Planning Commission Landscaping Modification . The Planning Commission finds as follows: 1. That existing vegetation, topography or structural arrangement preclude the need for landscaping. Fact. The developed parts of the property will be well landscaped. The Venado Avenue frontage will be left in a natural state. Proposed landscaping coverage is consistent with other non- residential uses in the City. The areas most visible from adjacent arterial streets will be landscaped. SECTION 5. Findings for Planning Commission Fencing Modification. The Planning Commission finds as follows: 1. That specifically identified characteristics of the site or site vicinity would make required fencing or screening unnecessary or ineffective. Fact. The full fencing requirement will be provided on most sections of the church’s exterior property lines. Near the Venado Avenue frontage a lower profile fence will be left in place in keeping with the existing appearance of the neighborhood. The multi-family development at the corner of Santa Lucia Road and Venado Avenue does not need screening on its western property line due to the topography and existing vegetation, which provides adequate screening. SECTION 6. Findings for Approval of Tree Removal. The Planning Commission recommends the City Council finds as follows: 1. The trees are 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:  Early consultation with the City;  Consideration of practical design alternatives;  Provision of cost comparisons (from applicant) for practical design alternatives;  If saving tree eliminates all reasonable uses of the property; or  If saving the tree requires the removal of more desirable trees. 79 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Fact. The applicant has consulted with City staff for many months in designing the site layout for the project. He has considered multiple design alternatives to reduce the impact of the project on the many oak trees on the property. The removal of one of the three trees to be removed will benefit other trees nearby. The other two removals are unavoidable and allowing these trees to be removed allows a site plan that retains many other native oak trees. SECTION 7. Approval. The Planning Commission of the City of Atascadero, in a special regular session assembled on August 1, 2017 resolved to approve the Conditional Use Permit, Master Plan of Development, and associated Tree removal Permit subject to the following: 1. EXHIBIT A: Notice Of Determination 2. EXHIBIT B: Conditions of Approval 3. EXHIBIT C: Master Plan of Development / Site Plan 4. EXHIBIT D: Landscape Plan 5. EXHIBIT E: Fencing Plan 6. EXHIBIT F: Elevations – Youth Center 7. EXHIBIT G: Floor Plan – Youth Center 8. EXHIBIT H: Elevations – Conceptual Parish Hall 9. EXHIBIT I: Floor Plan – Conceptual Parish Hall 10. EXHIBIT J: Topographic Survey and Native Tree Inventory 11. EXHIBIT K: Native Tree Mitigation 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 ______________________________ Duane Anderson Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore, AICP Planning Commission Secretary 80 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Proposed Project Site EXHIBIT A: Notice of Determination PLN 2017-1642 CITY OF ATASCADERO NOTICE OF EXEMPTION 6500 Palma Avenue Atascadero, CA 93422 805.461.5000 TO: File Date Adopted: July 24, 2017 FROM: Katie Banister, Assistant Planner City of Atascadero Community Development Department 6500 Palma Avenue Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152.1 of the Public Resources Code. Project Title: PLN 2017-1642 – Master Plan of Development for St. William’s Parish Project Applicant: St. William’s Parish, 6410 Santa Lucia Road, Atascadero, CA 93428 Project Owner: Roman Catholic Diocese of Monterey, P.O. Box 2048, Monterey, CA 93942 Project Location: St. William’s Parish, 6410 Santa Lucia Road, Atascadero, CA 93422 (San Luis Obispo County, 030-271-023) Project Area 81 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Project Description: The proposed project consists of expansion of existing St. William’s Parish on 6410 Santa Lucia Road located in the Residential Multi-Family (RMF-20) zoning district / High Density Residential (HDR) land use designation. The Atascadero Municipal Code (AMC) defines St. William’s Parish as a “Churches and Related Activities” use, which is subject to the standards in AMC section 9-6.121. Churches and related activities located in the residential zoning districts require approval of a Conditional Use Permit (CUP), consistent with AMC section 9-3.230. St. Williams Parish proposes a master plan of development for future development of the church property. Existing • 6,500 square-foot church • 3,500 square-foot parish hall • 2,113 square-foot rectory • Park-and-Ride lot Phase 1: • New 6,385 square-foot youth center, • Expansion of the parking lot, • Curb, gutter and sidewalk on the Ardilla Road frontage wrapping around the corner with Santa Lucia Road, and • Landscaping. Phase 2: • Demolition of the rectory (residence) and parish hall, • New 14,000 square-foot parish hall with 2nd floor offices, • New 1,000 square-foot storage building, and • Curb, gutter and sidewalk on Santa Lucia Road and Venado Avenue. The removal of three native oaks trees is proposed, including a 24-inch valley oak, 12-inch blue oak and 30-inch valley oak. Street trees on Santa Lucia Road may need to be removed and replaced to accommodate curb gutter and sidewalk improvements. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Project: Mark Lowerison / St. William’s Parish Exempt Status: Ministerial (Sec. 15073) Emergency Project (Sec. 1507 (b) and (c)) Declared Emergency (Sec. 15061 (a)) General Rule Exemption (Sec. 15061.c) Categorically Exempt (Sec. 15301-15333): 15332 Reasons why project is exempt: The Class 32 Exemption of the California Environmental Quality Act (CEQA) (Section 15332, In-Fill Development projects) consists of projects characterized as in -fill development meeting the following conditions: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. Churches require a conditional use permit when located in the residential districts. This project is consistent with its General Plan designation (High Density Residential), all applicable general plan policies, its zoning 82 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero designation (Residential Multi Family) and regulations with the approval of a Conditional Use Permit. The General Plan Consistency Matrix at the end of this Notice of Exemption provides all pertinent General Plan Policies and how the proposed project is consistent with the General Plan. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The proposed project is within the City limits of the City of Atascadero on a site 3.6 acres in size. The property is surrounded by single & multi-family residential uses. The proposed project is located within an existing church site, and the proposed project plans to develop new church facilities by building a 6,500 square-foot youth center, and removing the existing parish hall and rectory buildings, and constructing a new two-story 14,000 square-foot parish hall and 1,000 square-foot storage building. Directly adjacent to the site are existing residential uses. c) The project site has no value as habitat for endangered, rare or threatened species. The project site was developed with a church use in 1941. Areas without structures are used for outdoor church activities and parking. The oak trees provide limited, fragmented habitat without critical value. No endangered species are known to inhabit the site. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Traffic. City Staff analyzed expected daily trips and total peak “hour” trips for the project using the Institute of Traffic Engineers (ITE) Vehicle Trip Generation Manual, 9th edition. When fully built, the project is expected to generate 221 daily trips including 14 “AM peak” trips and 2 “PM peak” trips (existing conditions generate 103 daily expected trips including 7 “AM Peak” trips and 1 “PM Peak” trip) . This calculation assumes that assembly spaces will be used concurrently; however, the applicant reports the assembly spaces are used for different purposes and rarely at the same time. Further, the majority of trips are expected on weekends. No significant impact is expected to peak hour trips. Noise. Churches are considered a sensitive noise receptor. Due to its proximity to Highway 101, the church is exposed to transportation noise. An acoustical analysis was prepared to quantify the level of exposure. Recorded noise levels are currently within the allowed limit for exterior noise. New structures are conditioned to attenuate interior noise levels and the structures will also block noise in outdoor use areas. No significant noise impact is expected. Air Quality. The proposed project has been analyzed for air quality impacts utilizing the San Luis Obispo County Air Pollution Control District (SLOAPCD) threshold of significance for both construction and operational impacts, as outlined in the agency’s CEQA Air Quality Handbook, April 2012. Projects expected to exceed 1150 CO2e (MT/year) of greenhouse gases (GHG) and 25 lb/day of ozone precursors (ROG +Nox) are considered significant. Emissions are calculated using the size and use of a structure. The 2012 APCD CEQA Handbook contains operational screening criteria to determine if a proposed project has a potential to have a significant impact to air quality. SLOAPCD recognizes that a proposed church would need to exceed 73,000 sf of gross floor area to exceed operational and construction thresholds for GHG. Similarly, a church exceeding 48,000 sf of gross floor area may cause a project to exceed the Ozone precursor threshold. Table 2 below shows thresholds of significance for each proposed use. The proposed size is expressed as a ratio of maximum-size-without-exceeding-thresholds to demonstrate the cumulative impact of all proposed uses. Per Table 2, the project is expected to produce 83 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 332 CO2e (MT/year) (28.9% of the threshold of significance), and 9.6 lb/day of ROG and Nox (38.4% of the threshold of significance). The proposed project falls below the established threshold for operational and construction standards for GHG and ozone precursor emissions. The applicant will need to abide by all applicable construction related rules and regulations for building permits, remodels and demolition. Table 2. APCD Air Quality Threshold Analysis Use Proposed (sq. ft.) GHG Threshold (sq. ft.) GHG (%) Ozone Threshold (sq. ft.) Ozone (%) Church (youth center and assembly area of parish hall) 16,400 73,000 22.5 48,000 34.2 Offices 4,000 69,000 5.8 104,000 3.8 Storage Building 1,000 173,000 0.6 269,000 0.4 Percentage of maximum allowed pollutant for the entire project 28.9 38.4 Water Quality. During construction, the project will be required to prevent erosion and pollutant-carrying runoff by stabilizing graded areas and slowing water leaving the site. Once complete, the project must comply with Regional Water Quality Control Board Post-Construction Stormwater Management Requirements. The applicant has provided a site plan that does not disturb creeks or natural drainage patterns, leaves a large portion of the permeable soils on site undisturbed, and will direct runoff to vegetated areas. At the time of applying for building permits, the applicant will submit a stormwater control plan to the City staff, who will ensure compliance. e) The site can be adequately served by all required utilities and public services. The proposed project is currently served by all utilities including electric (Pacific Gas and Electric Company), natural gas (Southern California Gas Company) and telecommunication (Charter Cable / AT&T). Existing public services at the site include sewer service as provided by the City of Atascadero and water service by the Atascadero Mutual Water Company (AMWC). These service providers have adequate capacity to continue to serve the site at completion of the project. Contact Person: Katie Banister, Assistant Planner, kbanister@atascadero.org, (805) 470-3480 Date: July 24, 2017 ________________________________ Katie Banister, Assistant Planner Attachment A: General Plan Policies and Programs Consistency Matrix 84 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency Land Use Element / Open Space and Conservation Policy 1.1. Preserve the rural atmosphere of the community and assure “elbow room” in areas designated for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside areas, and existing neighborhoods 7. Within the Urban Core encourage infill development or the revitalization or reuse of land already committed to urban development where utilities and public services exist. The proposed project is an infill development on existing church property. The project would utilize vacant land behind the existing facilities and replace existing facilities with a larger parish hall. The property is surrounded my residential uses. All utilities are available including roads and the City sewer. 8. Appropriate land use and corresponding lot size and density shall be determined by site conditions, slope, neighborhood characteristics, and proximity to the Urban Core rather than by the availability of sewer. The proposed land use, a Church and Related Activities, is appropriate for this location. The site has been used as a church since the 1940’s, and will continue to be used as a church. The property is located on two minor arterial streets adjacent to Highway 101. The project makes use of the natural grade and the proposed density of buildings is consistent with the high-density multi- family residential zoning district. 10. Require the comprehensive master planning of large development projects to minimize environmental impacts and maximize community compatibility. Projects identified in and shall be required to have an approved Master Plan of Development prior to any site development. The Master Plan of Development may be approved in the form of Conditional Use Permit, Planned Development, or Specific Plan The project is master planned taking into consideration all proposed phases of development. Policy 1.3: Enhance the rural character and appearance of the City, including commercial corridors, gateways and public facilities. 11. Update and maintain the Appearance Review Manual to include provisions for rural character design features, street trees, landscaping, parking, fencing, screening, and architectural design (except for single family development), with standards tailored to specific areas of the City, including commercial corridors, and gateways such as Highway 101 and Morro Road. The project will provide street trees, landscaping, parking, and screening for residential uses. The construction materials for the youth center, which is closer in proximity to residential uses, are similar to residential construction materials. The proposed elevation is similar to a residential use. The proposed hall is a larger, more commercial- type structure. It is placed closer to Santa Lucia and screened from nearby apartments. Churches are a common part of the rural landscape and St. William’s acts as a buffer between Highway 101 85 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency and nearby residences. 12. Require landscaping and/or screening to buffer non-residential uses from residential areas. As conditioned, the proposed project will include fencing along its perimeter, where appropriate, to screen residences from the church use. Policy 1.4: Ensure that “darkness” remain a rural characteristic by requiring that all exterior lighting does not result in significant off-site spillage or glare. 13. Amend and maintain the Sign and Zoning Ordinances to require that all nondecorative exterior lighting shall be shielded to direct light toward buildings or the ground. As conditioned, the proposed project will provide lighting fixtures with appropriate screening and a timer to extinguish outdoor lighting after hours of operation Policy 2.1: Ensure that new development is compatible with existing and surrounding neighborhoods. 1. Require that the appearance, mass and scale of multi-family development is compatible with adjacent single-family neighborhoods. The proposed project is in a multi-family zoning district. The elevation of the proposed youth center is similar to a residential use. The proposed hall is a larger, more commercial-type structure. It is placed closer to Santa Lucia and screened from nearby apartments and single- family residences. The view from Venado, where nearby single-family residences are located, will not be significantly altered in Phase 1. The appearance of the Phase 2 storage building will be reviewed by the Design Review Committee for neighborhood compatibility. St. William’s Parish acts as a buffer between Highway 101 and nearby residences. 3. Update Public Works standards for roadways to provide for street trees and landscaping consistent with the community's rural character. The project is required to provide street trees and a low wall screening parking from the public street. The parking area will include shade trees and drought-tolerant landscaping. 6. Require Conditional Use Permit approval for social establishments, including senior citizen facilities, in residential areas. Per Atascadero Municipal Code section 9-6.121, this project requires CUP approval. Current existing use on this property is Churches and Related Activities, and will be compatible with existing and surrounding neighborhoods. Policy 2.3: Incorporate Pedestrian and Transit Oriented design concepts into new residential and commercial development within the Urban Core 3. Pedestrian walkways shall be prioritized in new residential developments and between residential developments and commercial areas. The project will include sidewalk improvements on Ardilla and Santa Lucia Roads, two heavily used pedestrian corridors connecting downtown, the high school and nearby residences. This corner currently lacks pedestrian facilities. Street trees 86 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency will also be provided. Policy 4.2: Enhance the appearance of the downtown area and improve pedestrian circulation. 3. Develop a comprehensive streetscape and pedestrian access plan for the Downtown area. The project will provide better access for pedestrians between the downtown and nearby residences. Policy 5.2: Require hillside development and subdivisions to blend in with surrounding topography. 2. Update and maintain the Zoning Ordinance to require structures to be located below prominent ridgelines visible from City streets, when alternative building sites are available. While the youth center will be located on a higher elevation than the existing facilities, it is not on a ridgeline. The youth center has a relatively low profile (19 feet in height), and the uphill side is cut approximately 8 vertical feet into the slope. The structure is partially screened from nearby streets by trees and other buildings on the site. 3. Update the Zoning Ordinance to include standards for minimizing hillside grading, cuts, fills, and ridgeline disturbance. The youth center will be located on a relatively flat terrace above the church. It will utilize retaining walls and stem wall construction to minimize the amount of grading required. The driveway and parking areas are designed to utilize the existing slope wherever possible. 4. Prohibit development on slopes 30% or greater, unless no other feasible building site exists The average slope of the site is about 10%. Policy 5.3: Prevent unnecessarily intensive grading of development sites. 2. Limit grading to the minimum area necessary to accomplish site development. The site plan embraces the topography of the property wherever possible to minimize grading. Policy 6.2: Protect prehistoric cultural resources from disturbance associated with development. 2. For discretionary projects within the generalized areas of archaeological resources, require Phase I surveys to determine the extent and significance of archaeological sites prior to approval The applicant has worked with the local Native American community to ensure archeological and cultural resources are preserved if found on-site. A representative from the Salinan Tribe visited and walked the site on July 12, 2017. Her general assessment concluded a Phase I survey is not necessary on the site due to the shallow shale formation where the youth center will be located. The Atascadero Municipal Code requires work to stop and appropriate agencies and tribes to be contacted if archeological resources are discovered during construction. Policy 6.4: Encourage conservation and preservation of structures and houses that have historical and architectural 1. Protect historic buildings and sites. Atascadero's historic buildings and features shall be preserved and protected in recognition of the Two of the three existing structures on site are more than 50 years old, which is considered historical by the California Environmental Quality 87 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency significance. role the community's past plays in its present and future. Historic overlay zoning shall be utilized to protect appropriate historic districts. Act. The rectory was constructed in 1949, but is not historically significant. The parish hall was brought to the site from Camp Roberts in 1941. The building was a warehouse-type structure at the military base and is also not historically significant. In contrast, the church building, which was constructed in 1969 (48 years old), has significant mid-century modern architectural features inspired by Frank Lloyd Wright. The church intends to retain this minor Atascadero landmark. Policy 7.1: Ensure that the native trees of Atascadero are protected from new development in order to retain the natural character of the community. 1. Enforce all provisions of the Atascadero Native Tree Ordinance as a high priority. The project requires the removal of three native trees. The architect has supplied a site plan that integrates the majority of native trees into the landscaping. The trees removed will be mitigated to the standard of the Native Tree Ordinance. Policy 7.2: Protect and replenish native tree populations, including saplings. 1. Continue to implement and enforce the Native Tree Ordinance to protect and replenish native tree species within the City. Construction permits for both residential and non-residential development shall be required to preserve as many native trees as possible. Buildings shall be designed to utilize existing trees in the landscaping pattern. Any trees removed shall either (1) be replaced with like species, (2) in- lieu contributions made to the City's tree replacement fund or (3) have Planning Commission approved conservation easements created depending on the characteristics of the affected site. The project requires the removal of three native trees. The architect has supplied a site plan that integrates the majority of native trees into the landscaping. The trees removed will be mitigated to the standard of the Native Tree Ordinance either by replanting on-site or paying into the tree replacement fund so trees can be planted elsewhere in the City. 3. The City shall implement a comprehensive program for street tree planting and maintenance within the Urban Core and all major routes and approaches to the community. The project includes planting street trees adjacent to the sidewalk on both Ardilla and Santa Lucia Roads. 4. Require planting of large canopy shade trees in new projects, in part to provide shading adjacent to buildings to conserve energy use. The proposed landscape plan adds approximately 20 street trees and 20 shade trees to the site. Approximately 15 native oak trees are retained. 88 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency Many of these trees will shade parked cars and the parking lot area, which can lower the “heat- island” effect of asphalt. Policy 8.5: The City shall implement a storm water control program consistent with the requirements of the National Pollution Discharge Elimination System (NPDES) Permit Program (Phase II). 3. New development shall be required to maintain historic off-site storm flows unless improvements are made that maintain historic downstream and upstream flows The project must comply with Regional Water Quality Control Board post-construction stormwater requirements, which will maintain historic flows of stormwater. Policy 10.3: Support regional efforts to maintain clean air. 3. Concentrate new intensive development at identified nodes to help reduce vehicle trips. The site is at the intersection of two well-traveled minor arterial roads. 5. Support the development of park and ride locations in appropriate locations The church has an existing park-and-ride lot. Policy 13.1: Facilitate convenient location of goods and services needed by local residents. The church is located closed to residences and has nearby access to Highway 101. Policy 15.1: Growth should be directed to areas where services can be provided in a cost-effective manner. The project is proposed for a location where City services are in place. The City will not incur significant costs to provide service to this use. Circulation Policy 1.1: Plan, fund and implement circulation improvements necessary to comply with adopted City safety and level of service standards, and the General Plan Circulation Diagram 6. Maintain an equitable funding and capital expenditure system for roadway improvement that includes requiring developers to provide for construction of their fair-share portion of arterial, collector, and local streets at the time of development. The project will install curb, gutter and sidewalk frontage improvements on Ardilla Road, Santa Lucia Road, and Venado Avenue. The intersection of Ardilla and Santa Lucia Roads will be given new geometry to provide a more square turn which will result in safer vehicle movements through the intersection. Policy 1.3: Maintain LOS C or better as the standard at all intersections and on all arterial and collector roads. Upon City Council approval, accept LOS D where residences are not directly impacted and improvements to meet the City’s standard would be prohibitively costly or disruptive The Highway 101 interchange at Traffic Way experiences level of service F during peak hours. Traffic Way from Ardilla to Highway 101 is expected to have a level of service D by 2025 without mitigation measures. The majority of this traffic is due to the high school and proximity to downtown. The majority of trips generated by the church are during off-peak hours, and will not contribute significantly to localized traffic congestion. The roadway improvements to the intersection of Ardilla and Santa Lucia Roads will improve the safety of traffic movements there. 89 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency 1. Require new commercial development design to avoid diverting traffic through existing residential neighborhoods. While a driveway is provided to Venado Road, a condition of approval requires this access way to be blocked by locked gate or chain. 3. Locate high traffic generating uses along arterial streets with a minimum number of driveways. Driveways and access points should be shared whenever possible. Both Ardilla and Santa Lucia Roads are minor arterial roads. The church will continue to use the three existing driveways on these roads. No new points of access will be added. Policy 1.4: Preserve the winding, tree- lined nature of the city street system in hillside areas Trees currently located on Santa Lucia are not well maintained. They will need to be removed due to the alignment of the future sidewalk. London Plane Sycamore Trees will be provided on both Ardilla and Santa Lucia Road at 30-foot intervals. Policy 1.5: Maintain an adequate and well-designed supply of off-street parking, particularly in commercial, industrial, and higher- density residential areas. 1. Require all development to provide sufficient and convenient parking areas with minimal conflict with street traffic. The applicant proposes total 159 on-site parking spaces. The Atascadero Municipal Code requires a total of 401 parking spaces for the proposed project assuming all assembly spaces are used simultaneously. Typical operations use only one assembly space at a time, which would necessitate 168 parking spaces at the construction of Phase 2. The Atascadero Municipal Code section 9-4.115 allows reducing the required number of parking spaces through Conditional Use Permit approval, provided that the parking lot uses will be adequate and sufficient. 3. Require off-street parking areas to include landscaping, screening, lighting and shade trees to mitigate adverse visual impacts and provide comfort for users. As conditioned, the proposed project will include a landscaped off-street parking area utilizing drought tolerant plant species and including many shade trees. New lighting fixtures will provide an up to date appearance. Policy 2.2: Accommodate bicycles at major destinations including downtown, bus stops, schools, and other public facilities. 2. Require adequate and safe bicycle access and bicycle parking in conjunction with new development. The project is conditioned to include at least one bicycle parking rack to hold a minimum of 5 bicycles. Policy 2.3: Promote walking as an 1. Develop pedestrian-friendly design standards The project will include sidewalk improvements on 90 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency alternative to vehicle travel in retail district and multi-family areas. that apply to all residential and commercial projects and require construction of adequate sidewalks and/or pedestrian trails in new development. Ardilla and Santa Lucia Roads, two heavily used pedestrian corridors connecting downtown, the high school and nearby residences. This corner currently lacks pedestrian facilities. Policy 3.1: Promote alternatives to single- occupancy vehicle travel, particularly for commute trips. 1. Seek funding for programs that promote transit, ridesharing, bicycling and walking. The St. William’s Parish has an agreement with Caltrans Park & Ride program to share the church’s parking space with Caltrans to promote ridesharing in Atascadero. Policy 3.2: Encourage expansion of public transit as needed to meet the changing needs of the area for local and regional access, including fixed route and demand response where appropriate. 3. Support and encourage the use and expansion of Park & Ride facilities. The St. William’s Parish has an agreement with the Caltrans Park & Ride program to share the church’s parking space with Caltrans to promote ridesharing in Atascadero. Noise and Safety 91 City of Atascadero 2025 General Plan Policies & Programs Consistency Matrix – PLN 2017-1642 Policy Program Consistency 2: New development of noise-sensitive land uses shall not be permitted in areas exposed to existing or projected future levels of noise from transportation noise sources which exceed 60 dBn or CNEL (70 Ld,/CNEL for playgrounds and neighborhood parks) unless the project design includes effective mitigation measures to reduce noise in outdoor activity areas and interior spaces to or below the levels specified for the given land use in Table IV-3. 1. The City shall review new public and private development proposals to determine conformance with the policies of this Noise Element. 2. Allow noise barriers and modifications to buildings containing noise-sensitive uses only when site planning alone cannot adequately accomplish noise reduction. 3. Require all noise barriers and sound attenuation walls to be constructed of architecturally attractive materials and buffered with landscaping. 4. Amend the zoning ordinance to require masonry sound attenuation barriers between commercial and residential districts. 5. When mitigation must be applied to satisfy the policies in Chapter 3.3, the following priorities for mitigation shall be observed, where feasible: a) First: Setbacks/open space separation b) Second: Site layout/orientation/shielding of noise-sensitive uses with nonnoise-sensitive uses c) Third: Construction of earthen berms d) Fourth: Structural measures: acoustical treatment of buildings and noise barriers constructed of concrete, wood, or materials other than earth. 6. Where the development of a project subject to discretionary approval may result in land uses being exposed to existing or projected future noise levels exceeding the levels specified by the policies, the City shall require an acoustical analysis at the time the application is accepted for processing. For development not subject to discretionary approval and/or environmental review, the requirements for an acoustical analysis shall be implemented prior to the issuance of a building permit. The requirements for the content of an acoustical analysis are given in the following section The General Plan identifies churches as a sensitive noise receptor. Due to its proximity to Highway 101, the church is exposed to transportation noise. An acoustical analysis was prepared to quantify the level of exposure. Table IV-3 permits a maximum of 60dB for outdoor uses and 45 dB for indoor uses for churches. At the time of peak-hour traffic, noise level measurements were taken at two locations. Location 1 (site of the future outdoor playground) experiences 58.1 dBA Leq(h) and will be screened from freeway noise by the youth center. Location 2 (in the footprint of the future youth center) experiences 60.2 dB Leq(g). This noise level will be mitigated by a condition requiring building materials to reduce the noise level to below 45 dB inside the building. 92 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT B: Conditions of Approval PLN 2017-1642 Conditions of Approval Master Plan of Development St. William’s Parish 6410 Santa Lucia Road CUP 2017-0311 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 1. Conditional Use Permit 2017-0311 shall be for a master plan of development for a church and related activities use as described in attached Exhibits C, D, E F, G, H, and I, located at 6410 Santa Lucia Road (assessor’s parcel numbers 030-271- 023, 030-271-006, 030-271-012, 030-271-015, and 030-271-025), regardless of owner. Ongoing PS 2. Tree Removal Permit 2017-0216 allows the removal of 3 oak trees (identified by the project arborist as trees #102, 104 and 179) totaling 66 inches in diameter on parcels 030-271-025 and 030-271-006 as shown in Exhibit J, regardless of owner. BP PS 3. The approval of this use permit shall become final and effective for the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. Ongoing PS 4. The Community Development Department shall have the authority to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Conditional Use Permit. Ongoing PS, CE 5. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date. At the end of this time period, the approval shall expire and become null and void unless the project has received a building permit or a time extension. If Phase 2 does not receive a construction permit and commence construction within 5 years of the effective date of this resolution, the project approvals shall become null and void unless a time extension is approved. BP PS 6. The owner and 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 this conditional use permit. Ongoing CA Planning Services 7. The design of the hall and storage building shall be approved by the Design Review Committee before building permits are issued for these structures. The hall shall be limited to a maximum of 15,000 square feet in floor area, and the storage building shall be limited to a maximum of 1,500 square feet of floor area. BP PS 8. The three (3) existing cargo containers with space enclosed between the 2nd and 3rd containers may remain on parcel 030-271-025 until the building permit for the new hall is finalized. At that time, the containers shall either be removed or the owner shall apply for a building permit to legalize them. The cargo containers cannot be altered or expanded, and no additional cargo containers may be placed on the site unless an amendment to this conditional use permit is approved. Existing fencing or functionally equivalent screening shall be kept in place BP PS / BS 93 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero between the containers and Venado Avenue. 9. The owner shall provide 159 parking spaces before the building permit for the first building is finalized. The spaces may be a combination of full size, compact, motorcycle, and bicycle spaces as permitted by Atascadero Municipal Code 9- 4.115. BP PS 10. The owner shall provide at least one bicycle rack for five (5) or more bicycles at a location to be approved by Planning Services staff. Location of bicycle parking shall be close to a building entry. BP PS 11. Before building permits for the new hall (Phase 2) can be approved, the owner or applicant shall provide an assessment of the function of the parking lot for uses present at that time, and whether the 159 parking spaces provided will be sufficient for the larger hall. If found by Planning Staff to be insufficient, additional parking spaces shall be provided, as needed. BP PS 12. Native trees shall not be removed until the building permit for the youth center is issued. BP PS 13. The owner 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 K. Fifteen-gallon trees may be substituted for five-gallon replacement trees per the Atascadero Native Tree Guidelines. BP PS 14. Payment to the tree mitigation fund or approval of a tree replanting and irrigation plan shall occur before the building permit for the youth center (Phase 1) is finalized. BP PS 15. If tree replanting is selected, the owner shall provide drip irrigation to new trees until they are established. BP PS 16. The owner shall provide high-quality pavers to be placed under the 18-inch valley oak in the new parking area to be approved by Planning Services staff. BP PS 17. The owner shall provide landscaping as generally shown in Exhibit D, including shade trees in the parking area and street trees on both Ardilla and Santa Lucia Roads, revegetation of the landscape planters between the existing parking areas, and new landscaping planters bordering parking areas. At the time of application for building permits, the owner or applicant shall provide a landscaping and irrigation plan in conformance with the City Water Efficient Landscape Ordinance to be approved by Planning Services staff. BP PS 18. The owner shall provide a three (3) foot tall solid fence, decorative wall or landscape equivalent between the sidewalk and parking lot where parked cars are arranged to head toward the street. Sections of this wall may be constructed in time with frontage improvements. BP PS 19. The driveway on Venado Avenue shall be blocked by a locked gate, cable or chain during normal operations. The driveway may be used in emergencies and occasionally for staff purposes, but shall not be used for ingress or egress for general parishioner use. BP PS / FD 20. New lighting shall conform to the standards of Atascadero Municipal Code 9- 4.137 for exterior lighting. All pole lighting shall be shielded from neighboring properties and buildings. Before the building permit for Phase 1 improvements is finalized, a nighttime inspection of light intensity and shielding shall be required to ensure conformance with City standards. BP PS 21. Exterior lighting shall be placed on a timer device to extinguish lights every night at 10 o’clock PM, except on those nights when a church function continues past this time. In that event, lights shall be turned off at the conclusion of the church function. Ongoing PS 22. Stucco on the Youth Center shall have a smooth hand-troweled finish. BP PS 23. Colors for the Youth Center shall be a muted earth tone to be approved by Planning Services Staff. BP PS 94 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 24. Interior noise from exterior sources received in the youth center and new hall shall be attenuated to a maximum of 45 Leq dB. BP BS / PS 25. All new utilities and utilities to new structures shall be installed underground. BP PS Building Services 26. New buildings shall conform to all Building Code requirements including permitting, room sizes, restrooms, exiting, path of travel, etc. Inclusion of the floor plan with this conditional use permit does not provide relief from standard Building Codes in place at the time of submittal of building permits. The owner or applicant shall obtain a building permit prior to beginning any demolition or construction work on site. BP BS Public Works 27. A Storm Water Control Plan (SWCP) shall be prepared in accordance with City Standard Specifications and the Regional Water Quality Control Board Res. No. R3-2013-0032. The SWCP shall be completed on the City standard form available from the City Engineer. BP PW 28. A lot merger or lot line adjustment shall be completed as necessary to align with the proposed building locations in order to conform to property line set back requirements as defined in the City’s zoning regulations, to the satisfaction of the City Engineer and Community Development Director. Easements for access and utilities shall be created or adjusted as necessary, to the satisfaction of the City Engineer. BP PW / PS 29. The property owner shall design and construct new street frontage improvements along all three public street frontages. Frontage improvements shall be designed and constructed in accordance with City Standards and Specifications and to the satisfaction of the City Engineer as follows: a. Ardilla: An integral curb-gutter-sidewalk, driveway approaches, and one pedestrian curb ramp in alignment with the northerly side of Traffic Way. b. Ardilla and Santa Lucia intersection: Integral curb-gutter-sidewalk, one pedestrian curb ramp, and storm drain inlet. c. Santa Lucia: Curb-gutter-sidewalk and driveway approach. Sidewalk on Santa Lucia may be detached in accordance with City standards subject to approval by the City Engineer. d. Venado: An integral curb-gutter-sidewalk and driveway approach. The street improvements on Santa Lucia and Venado (identified in c & d above) may be deferred upon execution of a Covenant & Agreement with the City to guarantee the future installation of said improvements. The frontage improvements can be required at any time in the future upon demand of the City Engineer. The Santa Lucia frontage will not be deferred beyond the time of construction of Phase 2 (Hall building). BP PW 30. Prior to final inspection of the public street improvements, the property owner shall submit record drawings for review and approval by the City Engineer. BP PW 31. Fire Department 32. New facilities shall conform to all Fire Code and City Fire Department Policy requirements including, but not limited to, driveway slope and length, fire truck turn around, location of fire hydrants, and fire sprinklers. BP FD 95 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT C: Master Plan of Development / Site Plan PLN 2017-1642 Existing Church Future Hall New Youth Center Future Storage Expanded Parking Area 96 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT D: Landscape Plan PLN 2017-1642 97 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Plant Pallette 98 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT E: Fencing Plan PLN 2017-1642 3-foot tall solid fence, decorative wall or landscape equivalent 6-foot tall solid fence or wall Rail fence to remain No fencing required Screening around cargo containers to remain until containers are removed 6-foot tall solid fence or wall Driveway entrance to be blocked with a locked gate or similar obstruction 99 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT F: Elevations – Youth Center PLN 2017-1642 100 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 101 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT G: Floor Plan – Youth Center PLN 2017-1642 102 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT H: Elevation – Conceptual Parish Hall PLN 2017-1642 103 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT I: Floor Plan – Conceptual Parish Hall PLN 2017-1642 104 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 105 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT J: Topographic Survey and Native Tree Inventory PLN 2017-1642 X – Tree 102 X – Tree 179 X – Tree 104 106 ITEM 4 | 08/01/2017 Master Plan of Development PLN 2017-1642 / St. William’s Parish Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT K: Native Tree Mitigation PLN 2017-1642 Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals dbh notes dbh notes 1 1 24-inches #102 2 2 12-inches #104 3 3 30-inches #179 4 4 5 5 6 6 Total 0-inches Total 66-inches 66-inches Mitigation Requirement req'd tree replacements:0 five gal trees req'd tree replacements:44 five gal trees 44 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 44 five gal trees 44 five gal trees Tree Fund Payment:-$ Tree Fund Payment:2,200.00$ 2,200.00$ 107 108