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HomeMy WebLinkAboutPC Resolution 2003-0040y I A 1 RO✓ VED ORIGINAL RESOLUTION NO. PC 2003-0040 MAR 1 8 2003 CITY OF AT. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2002-0080 TO CONSTRUCT A MIXED USE COMPLEX WITH 79100 +/- SQUARE -FEET OF COMMERCIAL OFFICE SPACE AND SEVEN MULTI -FAMILY RESIDENTIAL UNITS AT 7005 MORRO ROAD (APN 031-052-024) (CUP 2002-0080 / Gearhart) WHEREAS, an application has been received Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 (Property Owner and Applicant), to consider Conditional Use Permit 2001-0079; To construct a Mixed Use Complex with 7,100 +/- square -feet of Commercial Office Space and seven multi -family residential units at 7005 Morro Road (APN 031-052-024); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003- 0010 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the site's General Plan Designation is GC (General Commercial); and, WHEREAS, the site's current zoning district is CP / PD -3 (Commercial Professional with a Planned Development 43 overlay); and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said projects; and, WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held on March 18, 2003, studied and considered CUP 2002-0080, after first studying and considering the Draft Mitigated Negative Declaration prepared for the proj ect, and, NOW, THEREFORE, the Planning Commission takes the following actions: I Resolution PC 2003-0040 March 18, 2003 Page 2 of 21 SECTION 1. Certification of Mitieated Negative Declaration. The Planning Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2003-0010 based on the following findings: 1. The Mitigated Negative Declaration has been completed in compliance with requirements of the California Environmental Quality Act; and, 2. The project does not have the potential to degrade the environment, when mitigation measures are implemented; and, 3. The project will not achieve short-term to the disadvantage of long-term environmental goals, when mitigation measures are implemented; and, 4. The project does not have impacts which are individually limited, but cumulatively considerable, when mitigation measures are implemented; and, 5. The project will not cause substantial adverse effects on human beings either directly or indirectly, when mitigation measures are implemented. SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project is consistent with the General Plan; and, 2. The proposed project satisfies all applicable provisions of the Zoning Ordinance; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in this particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and, 5. The proposed 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 the full development in accordance with the Land Use Element. 6. The project will not result in an over concentration of multi -family residential development within a commercial district. 7. The project is compatible with and will not negatively impact surrounding commercial uses. Resolution PC 2003-0040 March 18, 2003 Page 3 of 21 8. The project will not be located on a prime commercial intersection or site that would best be reserved for exclusive commercial development. BE IT FURTHER RESOLVED, that the Planning Commission does hereby approve Conditional Use Permit 2002-0080 subject to the following Exhibits: EXHIBIT A: Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Site Plan EXHIBIT D: Conceptual Landscape Plan EXHIBIT E: Commercial Elevations EXHIBIT F: Commercial Color and Materials EXHIBIT G: Residential Elevations / Floor Plan EXHIBIT H: Conceptual Utility and Grading Plan On motion by Commissioner Bentz, and seconded by Commissioner Jones the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Commissioners Bentz, Fonzi, Kelley, Jones, O'Keefe, and Porter (6 ) NOES: Commissioner Beraud ( 1 ) ABSENT: none (0 ) ABSTAIN: none (0 ) ADOPTED: March 18, 2003 CITY OF ATASCADERO, CA ' aL�Zv'—'f Roberta Fog Planning mmissio� Chairperson Attest: Warren M. Frace Planning Commission Secretary Resolution PC 2003-0040 March 18, 2003 Page 4 of 21 EXHIBIT A: Draft Mitigated Negative Declaration 2003-0009 CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION #2003-0010 6500 Palma Avenue Atascadero, CA 93422 805/461-5035 Applicant: Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2002-0080 Project Location: Southeast corner of Morro Road and Atascadero Avenue, Atascadero, CA 93422 (San Luis Obispo County) APN 031-052-024 Project - Description: I It t f r T I i gamUham.-" 1 f wit r'v w w' I rR R 1 At r Av QnuQ Rgad. T13-0 t 'll hBve wQr�lin t r i f f i h i t' it ' nt t r w'll i it v t tionOe IPI I mm r i I, 7Q,i r' P f in l PD - FINDINGS: 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 2. The project will not achieve short-term to the disadvantage of long-term environmental goals. 3. The project does not have impacts which are individually limited, but cumulatively considerable. 4. The project will not cause substantial adverse effects on human beings either directly or indirectly. DETERMINATION: Based on the above findings, and the information contained in the initial study 2003-0009 (made a part hereof by reference and on file in the Community Development Department), it has been determined that the above project will not have an adverse impact on the environment when the following proposed mitigation measures are incorporated into the project (see attachment). PREPARED BY: Warren Frace, Community Development Director DATE POSTED: February 27, 2003 PUBLIC REVIEW ENDS: March 18, 2003 Attachments: 1. Initial Study Resolution PC 2003-0040 March 18, 2003 Page 5 of 21 EXHIBIT B: Conditions of Approval CUP 2002-0080 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CUP 2002-0080 PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Pennit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Standard Conditions 1. The approval of this use permit shall become final and BP PS effective for the purposes of issuing building permits, provided the required conditions of approval have been satisfied, 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. 2. Approval of this Conditional Use Permit shall be valid for BP PS twelve (12) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the applicant has received a building permit or applied for an extension of entitlement. 3. The granting of this Conditional Use Permit shall apply to Ongoing PS APN 031-052-024, regardless of owner. 4. The Community Development Department shall have the BP PS authority to approve minor changes to the project that (1) increase the square footage of the 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. Project Conditions 5. Outdoor Recreation Areas. Outdoor recreational open space BP PS shall be provided at a ratio of three hundred (300) square feet per unit. This open space may be provided either as (1) a private amenity designed for exclusive use of a dwelling unit or (2) as common open space provided that no individual open space is less than one thousand (1,000) square feet. 6. Enclosed Storage. Each dwelling unit shall be provided a BP PS minimum of one hundred (100) cubic feet of enclosed storage space, exclusive of closets, which may be located in either a principal or accessory building. 7. Covered parking. One (1) covered parking space (carport or BP PS garage) shall be required per dwelling unit of the total off- street parking required by Section 9-4.118. (Ord. 149 § 2 (part), 1987) Resolution PC 2003-0040 March 18, 2003 Page 6 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS: Planning services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney 8. Laundry Facilities. Laundry facilities shall be provided in the BP PS form of laundry hook-ups within each individual dwelling unit 9. Maintenance Requirement. A maintenance agreement for BP PS all landscaping, building exteriors, accessory structures, parking areas and other common facilities shall be approved by the Community Development Director and City Attorney prior to final occupancy 10. All Mixed Use Multi -Family Residential Uses shall be BP PS consistent with the Residential Multi -Family Development standards contained in Section 9-3.176. 11. Mixed use development along Morro Road shall provide BP PS office or commercial uses along the Morro Road frontages with parking and residential uses recessed from the street. The commercial buildings shall be constructed either concurrently or prior to the residential buildings. In now case shall the residential buildings be built prior the commercial buildings. 12. Minimum Lot Requirements. The minimum number of BP PS residential units on an individual residential lot shall be four (4) residential units. A minimum of two (2) residential units may be allowed on a lot that includes a commercial building. All subdivision and condo maps shall be consistent with the requirements of the Conditional Use Permit. 13. The applicant shall record a lot line adjustment to remove BP PS any conflicts with building locations consistent with the Master Site Plan 14. All subsequent Tentative Maps and construction permits BP ! FM PS shall be consistent with the Master Plan of Development contained herein. 15. All exterior elevations, finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibit E, F and G with the following changes: a) The comer elevation of building C will be enhanced with additional windows and a wing wall feature b) .A total of three elevation and color scheme variations will be provided for the multi -family units. 16. All uncovered residential parking shall be delineated with interlocking pavers and reserved signage. Resolution PC 2003-0040 March 18, 2003 Page 7 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS: Planning Sen ices BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BF. Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: CityAllomey 17. All site development and landscaping shall be consistent BP PS with Exhibit C and D with the following additions: a) London Plane trees shall be planted along the street frontage. b) Evergreen trees shall be planted every 30 -feet on center along the rear property line. 18. All site work, grading and site improvements shall be BP PS consistent with the Master Plan of Development as shown in Exhibit G and H. 19. All exterior lighting shall consist of decorative full cut off BP/FO PS 1.a.1. lighting fixtures with flat or recessed lens. Parking lot lights will be shielded to prevent off site glare. 20. An outdoor employee eating areas with a permanent BP/FO PS 3.d.4. decorative table/picnic bench and shade trees will be provided as shown on the site plan 21. Bicycle storage racks shall be provided for the site. The bike BP/FO PS 3.d.3. racks shall be located in a convenient and secure location. 22. West facing shade trees shall be planted at 30 -foot intervals BP/FO PS 3.d.1. along the perimeter of the parking spaces between the parking lot and the commercial buildings. The trees shall be shown on a revised landscape plan. 23. A reciprocal access, drainage, utility, and parking easement FO PS shall be recorded for the site. 24. All HVAC equipment shall be ground mounted and screened Ongoing PS from public view 25. All electrical meters and utility equipment shall be painted to BP/FO PS match the building and screened with landscaping. 26. All commercial signage shall be subject to the following: BP PS a) Individual tenant signs shall be located on building walls as shown on the project elevations. b) A common monument may be provided on Morro Road for tenant identification. 27. The project shall be conditioned to comply with all applicable BP PS District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Resolution PC 2003-0040 March 18, 2003 Page 8 of 21 Conditions of Approval / Mitigation Monitoring Program CUP 20020080PS: Timing Responsibility Mitigation /Monitoring Measure Planning services BLBusiness License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final occupancy CA City Attorney Handbook. All site grading and demolition plans notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 15 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast -germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. 'Resolution PC 2003-0040 March 18, 2003 Page 9 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080PS: Planning Services BLBusiness License BS: Building Services GP: Grading Permit FD: Fin: Department BP: Building Permit PD: Police Departrnent FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater FO: Final Occupancy CA: City Attorney L. Wheel washers may be required when significant offsite import or export of fill is involved. 28. All lighting shall be designed to eliminate any off site glare. BP PS 1.a.1. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. 29. All construction activities on the site shall comply with City BP PS Noise Ordinance for hours of operations. Permitted construction hours will be noted on all construction plans. Fire Department Conditions 30. Provide a minimum 28 -foot inside radius and 48 -foot outside BP BS radius for fire truck access. A fire truck turn around hammerhead shall be provided within the commercial parking lot area. 31. Fire hydrant spacing shall be provided per the requirements BP BS of the Uniform Fire Code. 32. All curbs shall indicate "Fire Lane — No Parking" on interior BP BS driveways. 33. Provide a Knox Box for Fire Department access at each BP BS commercial building. Note on plan that location of the Knox Box is to be at discretion of the Fire Authority. Contact the Fire Authority for purchase forms. Provide emergency contact information and an access key for Knox Box prior to calling for final inspection. Building Services Conditions 34. On-site retaining walls are to be designed by a registered BP BS Civil Engineer or Architect. Wall designs shall address specific site conditions. Provide calculations and detailing of each and every wall configuration proposed. Consider any surcharge loads, such as those due to sloping backfill or buildings. 35. A soils investigation prepared by a licensed Geotechnical BP BS ` Engineer is to be provided for the project. The report shall address, at minimum, the soils and geology as it relates to the driveway, the building pad and residence, the septic system, and any proposed retaining walls. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be Resolution PC 2003-0040 March 18, 2003 Page 10 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program !Monitoring Measure CUP 2002-0080 PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fn: Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Rnal Occupancy CA CityAtlamey incorporated into the project plans. 36. An accessible route shall be provided and maintained by the BP BS applicant connecting all accessible entrances at all buildings, accessible parking facilities, transportation facilities, passenger loading zones, taxi stands, public streets and sidewalks as required by CABO/ANSI A117.1. This shall apply to all structures on all separate properties. City Engineer Public Improvements (Project Frontage) 37. Morro Road. Full frontage improvements are required with BP CE this development. Caltrans and the City of Atascadero shall approve the design. These include curb, gutter, and sidewalk and pave out of an additional travel lane with adequate width for parking and bicycles. Morro Road was recently overlayed by Caltrans. The new paving shall match the existing edge of the recent overlay. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed cross fall on EI Camino Real. 38. Atascadero Ave. Atascadero Ave has a Minor Arterial BP CE designation in the Circulation Element. Full frontage improvements of this road are required with this development. This includes curb, gutter, sidewalk and pave out to standard drawing no. 406. The existing surface of Atascadero Ave is in poor condition and the wearing surface is gone. Per Atascadero Municipal Code Section 9-4.160 the entire width of existing Atascadero Ave will be overlayed with 2 inches of asphalt per City Engineering Standards. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed cross fall on EI Camino Real. 39. Intersection of Morro Road and Atascadero Ave. The exiting signal shall be relocated to the approval of the City Engineer and Caltrans. The design shall conform to Caltrans and City of Atascadero Engineering Standards. A striping plan shall be submitted with the off site construction document for the entire intersection. 40. All public improvements shall be constructed in BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. Drainage 41. This project proposes to use an existing storm drain on BP CE the east side of Morro Road for storm water conveyance. 'Resolution PC 2003-0040 March 18, 2003 Page 11 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS: PlanningServioes BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Pemut PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy M. Wastewater F0: Final Occupancy CA: City Adomey The existing storm drain is a 48" Corrugated Plastic Pipe (CCP), Above the 48" CCP, a 24" CCP is to be constructed. The 24" CCP will be used to collect on site and off site storm water and convey it to the 48" CCP. The storm drain system will be designed plans and drainage calculations for the Highway 41/Atascadero Ave Storm Drain by North Coast Engineering on file at the City of Atascadero Public Works Department. The plans are dated May 13, 1997 and the calculations are dated February 1997. Existing offsite storm waters flow across the property this project is located on. Improvements for this project shall be designed to convey these flows to the 48" CCP in Morro Road. Existing surface and underground storm flows enter this property from Atascadero Ave. Improvements for this project shall be designed to convey these flows to the 48" CCP in Morro Road. 42. Drainage calculation. Drainage calculations shall be BP CE produced considering all areas tributary to this property. These calculations shall be in conformance the City of Atascadero Engineering Standards. Submit calculations to support the design of any structures or pipes. Closed conduits shall be designed to convey the 10 -year flow with gravity flow; the 25 -year flow with head, and provide safe conveyance for the 1 00 - ear overflow. 43. A Storm Water Pollution Prevention Plan shall be BP CE produced and approved by the Regional Water Quality Control Board and the City of Atascadero. These plans shall. recommend mitigation measure during and after construction to eliminate point and non point source pollution into the 48" CCP. The use on onsite grading feature to pond and percolate storm water is recommended. A filter system, mechanical or non, shall be installed with this project. This system shall comply with the intent of National Pollution Discharge Elimination System, Phase II requirements. 44. Obtain approval by the City Engineer of the grading & BP CE drainage plan and the storm drain design & facilities. 45. Acquire drainage easements where needed. Drainage BP CE shall cross lot lines only where a drainage easement has been provided. 46. Concentrated drainage from off-site areas shall be BP CE conveyed across the project site in drainage easements. City Engineer Standard Conditions 47. The applicant shall enter into a Plan Check & Inspection BP CE agreement with the City. Resolution PC 2003-0040 March 18, 2003 Page 12 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS: Planning Services BL: Business License BS: Building Services GP. Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Fined Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater FO: Final Occupancy CA City Attomey agreement with the City. 48. The applicant shall be responsible for the protection, BP CE relocation and/or alteration of existing utilities. 49. The applicant shall install all new utilities (water, gas, BP CE electric, cable TV and telephone) underground. 50. The applicant shall monument all property comers for BP CE construction control and shall promptly replace them if disturbed. 51. Prior to issuance of building permits, the applicant shall BP CE submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. 52. Prior to the final inspection, all outstanding plan check and BP CE inspection fees shall be paid. 53. Prior to the final inspection, the applicant shall submit a BP CE written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans and the Uniform Building Code (UBC). Wastewater Conditions 54. Drainage piping serving fixtures which have flood level rims BP WW 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. 55. The sewer laterals across Morro Road shall be constructed BP WW per Caltrans Standards and inspected by Caltrans and the City of Atascadero. 56. All sewer main taps will be done by the City of Atascadero. BP WW The developers shall pay a sewer tap fee. 57. Sewer connection permit shall be issued separately (from BP WW building permit) after public sewer extension has been completed and has received a satisfactory final Public Works inspection. Final project inspection shall be contingent upon completion of the public sewer extension and Public Works final inspection. 'Resolution PC 2003-0040 March 18, 2003 Page 13 of 21 Conditions of Approval / Mitigation Monitoring Timing Responsibility Mitigation Program /Monitoring Measure CVP 2002-0080 PS: Planning Services BL: Business License BS: Building Services GP: Gracing Permit FD: Fire Department BP: Building Permit PD: Police Deparknent FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Solid Waste 58. Atascadero Waste Alternative shall approve the location, BP CE size and design of all solid waste facilities. The facilities shall include room for recycling and green waste containers. The location of the facilities will take into account the collection of the solid waste. Atascadero Mutual Water Company (AMWC): 59. Prior to the issuance of building permits, the applicant shall BP AMWC submit plans showing the water distribution facilities required to serve the project for review and approval by the Atascadero Mutual Water Company. The plans shall show all facilities required for fire protection. The plans shall show all cross -connection devices required to isolate the fire protection and landscape irrigation systems form domestic water systems. Prior to approval of the water system plans by Atascadero Mutual Water Company, the applicant shall pay all current installation and connection fees required by the Atascadero Mutual Water Company. 60. Prior to recording the parcel map the applicant shall obtain a BP AMWC "Will Serve" letter from Atascadero Mutual Water Company. 61. All water distribution facilities shall be constructed in BP AMWC conformance with Atascadero Mutual Water Company standards, policies and approved procedures. All cross - connection devices shall be constructed in conformance with AWWA and Department of Health Services standards. 62. If on site fire hydrants are required by the fire department, a BP AMWC / BS water main line extension may be required. 63. Separate services shall be provided for each parcel. If BP AMWC buildings are to be condos separate meters for each unit will be required. Planning Commission 64. The two Sycamore trees on the Atascadero Avenue BP CE frontage shall be preserved unless the City Engineer determines based on an arborist recommendation that the surface root problems damaging the street surface cannot be corrected. Resolution PC 2003-0040 March 18, 2003 Page 14 of 21 EXHIBIT C: Site Plan S � L .r f i IC 3111 -...� i0- *Ova Ali � ©,�} IV 0 �l 'Resolution PC 2003-0040 March 18, 2003 Page 17 of 21 EXHIBIT E: Commercial Elevations J. No SOUTH ELEVATION BUILDING #1 n C Resolution PC 2003-0040 March 18, 2003 Page 18 of 21 EXHIBIT F: Commercial Color and Materials X-53 PURE IVORY (649E 100) L2_1 719" STUCCO o/WWEIPAPER LATHE w/ MONTEREY FINISH (LA HABRA "SANDSTONEI [3) 3/8,. STUCCO O/MASONRY w1 MONTEREY FINISH ILA HABRA 'PURE IVORY") PRECAST CONCRETE WAINSCOTS TYP ® WEST ELEVATION w " 6 'STONE KOT£' SIMULATED CONCRETE WINDOW TRIM M (TIP. V WINDOWS ON WEST) THIN BRICK VENEER "CI TYHALL" BY ROBINSON BRICK CO, STOREFRONT ALUMINUM FRAMES (BRONZE-ANOU.) TYPICAL e I £PS ARCHITECTURAL SHAPE a) wt STUCCO FMISH ILA HABRA "SANDSTONE") $ "STONE KOTE" ROSETTE TYPICAL 0 LIGHTS "Monlee`Espana CONCRETE ROOF TILE (Sunrise) 11 16 ""goose neck" Lamp 12 "Monier" Espana CONCRETE ROOF TILE (Sunrise) "I' b,_ Resolution PC 2003-0040 March 18, 2003 Page 19 of 21 EXHIBIT G: Residential Elevations 1 Floor Plan I 0 0 �J O Resolution PC 2003-0040 March 18, 2003 Page 20 of 21 EXHIBIT G: Residential Color and Materials r Resolution PC 2003-0040 March 18, 2003 Page 21 of 21 EXHIBIT H: Conceptual Utility and Grading Plan �Y R E v I-1 0 N 5 ATAs AMO*W# DR rAW- rnararuri c newri+�o� auiaani+.,u an CF'ATAscnofna. M tars