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HomeMy WebLinkAboutPC Resolution 2023-0005PC RESOLUTION 2023-0005 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO RECOMMENDING THAT THE CITY COUNCIL APPROVE A CONDITIONAL USE PERMIT TO ESTABLISH A MASTER PLAN OF DEVELOPMENT AND APPROVE A MASTER SIGN PROGRAM, TREE REMOVAL, AND HEIGHT EXCEPTION, AND APPROVE VESTING TENTATIVE TRACT MAP (TR 3177) FOR THE BARREL CREEK PROJECT BARREL CREEK LEGACY REALTY AND DEVELOPMENT, LLC (DEV21-0066) WHEREAS, an application has been received from Legacy Realty and Development, LLC (5390 E. Pine Avenue, Fresno, CA 93727), Applicant and First Assembly of God Church (5545 Ardilla Ave, Atascadero, CA 93422) Owner, to consider a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, Tree Removal Permit, and Master Plan of Development (Conditional Use Permit) including a Commercial Sign Program and height exception; and WHEREAS, the site's current General Plan Land Use Designation is Suburban Estates (SE); and WHEREAS, the site's current Zoning Designation is Residential Suburban (RS); and WHEREAS, the site has previously been identified by the City Council as a key development opportunity site based on the site's adjacency to Highway 101 and proximity to the key commercial node at El Camino Real and Del Rio Road; and WHEREAS, the City Council reviewed the request at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, the project held a neighborhood meeting to gather input from surrounding residents and interested persons on September 23, 2020; and WHEREAS, the minimum lot size in the CPK zoning district is 2 acres; and WHEREAS, the proposed commercial subdivision includes parcels ranging from 0.34 acres to 0.86 acres; and WHEREAS, the minimum lot size in the RMF -10 zoning district is 0.5 acres; and WHEREAS, the proposed residential subdivision includes parcels ranging from 0.09 acres to 0.19 acres; and WHEREAS, The Atascadero Municipal Code allows for establishment of custom Planned Development Overlay Zones to create custom zoning for unique projects and allow for smaller -lot sizes that would otherwise be allowed by underlying zoning; and WHEREAS, shared parking and access easements are required to be recorded to ensure that all parcels have legal access from the adjacent rights-of-way; and WHEREAS, the project was reviewed by the Design Review Committee at their regularly scheduled meeting on March 10, 2022; and WHEREAS, The Planning Commission, at the February 7, 2023 meeting, recommended the City Council approve a General Plan Designation and Zoning Map Amendment and establish a custom PD Overlay Zone on the project site; and WHEREAS, the project was reviewed by the Design Review Committee at their regularly scheduled meeting on August 10, 2021; and WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and WHEREAS, a timely and properly noticed Public Hearing upon the subject application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of Atascadero: SECTION 1. Recitals: The above recitals are true and correct. SECTION 2. Public Hearings. The Planning Commission held duly noticed public hearings to consider the project on January 17, 2023 and February 7, 2023 where the Commission considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings and determinations: 1. Findings for Approval of a Conditional Use Permit A. FINDING: The proposed project or use is consistent with the General Plan FACT: The proposed project includes a General plan Amendment and Zone Change to modify the development potential of the project site and intensify uses from what is allowed today. The project site is located adjacent to Highway 101 and a key commercial node at Del Rio Road and El Camino Real. The site is adjacent to services and a majority of the site is within the City's identified Urban Services Line. The project is consistent with the Land Use, Open Space and Circulation (LOC) Policies and Programs 1. 1.7 for infill development; 1.4.1 for screening exterior lights; 2.1.3 and 7.2.3 for providing street trees; and, 8.5.3 for providing on-site stormwater management. In addition, the project is consistent with Circulation Element (CIR) Policies and Programs 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off-street parking; and 2.3.1 for providing adequate sidewalks as required for all new commercial development in the City. The General Plan also includes policies and programs aimed at enhancing the City's visual character and promoting economic viability. The City Council has previously identified this site as a key opportunity for increased economic development and expanded housing. In addition, LOC13 provides policies and programs aimed at establishing a range of employment and business opportunities to provide a sound economic base and ensure that new development generates sufficient revenue to support public service needs and quality environmental, social, and educational opportunities. LOC14 also encourages land uses that provide jobs and services for residents that fit within the City's character. The project, as proposed, will provide additional services to surrounding residents and provide increased property taxes once the site has been developed. The project provides rental and for -sale units that are "affordable -by -design" and will contribute to affordable housing through compliance with the City's interim affordable housing policy. B. FINDING: The proposed projector use satisfies all applicable provisions of the Zoning Ordinance FACT: The proposed mixed commercial and residential development includes a request for a General Plan Amendment and Zone Change to modify the development potential of the project site. With those approvals, the project is consistent with the Atascadero Municipal Code and the established Planned Development Overlay Zone. The proposed structures and site plan are consistent with the applicable provisions of the Atascadero Municipal Code as conditioned. C. FINDING: 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 FACT: The proposed development will be located at the intersection ofHighway 101, Del Rio Road, and San Ramon Road. Adequate access to the site is provided off Del Rio Road and San Ramon Road. The site design has been reviewed by all City departments for consistency with code requirements. Impacts have been analyzed through the Initial Study and a proposed Mitigated Negative Declaration has been prepared identifying mitigation measures to reduce any impacts to a level of insignificance. The project is conditioned to construct frontage improvements along Del Rio Rd and San Ramon Road that will ensure safe traffic patterns in and out of the site. The intersection of Del Rio Road and San Ramon Road is also conditioned to be improved with a pedestrian crosswalk and pedestrian safety features to ensure safe pedestrian traffic to and from the project site. As conditioned, the project will not be detrimental or unsafe to those working, visiting, or living on the project site nor those within the surrounding neighborhoods. D. FINDING: The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development FACT: The proposed project is adjacent to Highway 101, the Apple Valley neighborhood, comprised of small -lot single-family residences, and rural residential parcels fronting San Ramon Road. The project has been designed to focus residential uses adjacent po existing neighborhoods. The lot pattern of the proposed small -lot single-family subdivision is similar to the Apple Valley development. Commercial uses have been located adjacent to Highway 101 and the drainage which runs adjacent to the project site to the west provides a natural visual buffer between existing residences and the higher intensity commercial and multi -family uses. E. FINDING: 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 FACT: The proposed project has been reviewed by Central Coast Transportation Consultants and an analysis was preformed to determine appropriate mitigation measures to accommodate the proposed development. The project will create additional traffic, both from new residents to the project and visitors and employees to the commercial portion of the project. The analysis concluded that traffic volumes and patterns will be safe and within the capacity of adjacent roadways with mitigation incorporated. F. FINDING: The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. FACT: The Design Review Committee has reviewed the proposed project and found the site plan and elevations to be consistent with the criteria in the City's Design Review Manual. The project site has been previously identified as an opportunity site for increased development and an opportunity for economic development. The City Council has an existing policy governing requests for general plan amendments and all processes outlined in that policy have been. completed. The Council also has a policy related to the approval pf Planned Development Overlay Zones outlining community benefits associated with the request for modified zoning standards. The project, as analyzed and conditions, s in compliance with this policy. 2. Findings for Approval of a Tentative Tract Map A. FINDING: The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan (Government Code §§ 66474(a) and (b)), and FACT: The proposed project includes a General plan Amendment and Zone Change to modify the development potential of the project site and intensify uses from what is allowed today. The project site is located adjacent to Highway 101 and a key commercial node at Del Rio Road and El Camino Real. The site is adjacent to services and a majority of the site is within the City's identified Urban Services Line. The project is consistent with the Land Use, Open Space and Circulation (LOC) Policies and Programs 1. 1.7 for infill development; 1.4.1 for screening exterior lights; 2.1.3 and 7.2.3 for providing street trees; and, 8.5.3 for providing on-site stormwater management. In addition, the project is consistent with Circulation Element (CIR) Policies and Programs 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off-street parking; and 2.3.1 for providing adequate sidewalks as required for all new commercial development in the City. The General Plan also includes policies and programs aimed at enhancing the City's visual character and promoting economic viability. The City Council has previously identified this site as a key opportunity for increased economic development and expanded housing. In addition, LOC 13 provides policies and programs aimed at establishing a range of employment and business opportunities to provide a sound economic base and ensure that new development generates sufficient revenue to support public service needs and quality environmental, social, and educational opportunities. LOC14 also encourages land uses that provide jobs and services for residents that fit within the City's character. The project, as proposed, will provide additional services to surrounding residents and provide increased property taxes once the site has been developed. The pmject provides rental and for -sale units that are "affordable -by -design" and will contribute to affordable housing through compliance with the City's interim affordable housing policy. B. FINDING: The site is physically suitable for the type of development (Government Code§ 66474(c)), and FACT: The property, after approval, will be zoned Commercial Park and Residential Multi -Family. The site is located adjacent o Del Rio Road and San Ramon Road and adjacent to the Del Rio Road / Highway 101 interchange. The Del Rio Road right-of- way is wide enough to accommodate all proposed improvements. The project site is relatively flat with an existing drainage bisecting the site. The site has been designed to accommodate all stormwater generated from the project. C. FINDING: The site is physically suitable for the proposed density of development (Government Code § 66474(d)), and FACT: The property, after approval, will be zoned Commercial Park and Residential Multi -Family. The site is located adjacent o Del Rio Road and San Ramon Road and adjacent to the Del Rio Road / Highway 101 interchange. The Residential Multi -Family zoning allows for a maximum base density of 10 dwelling units per acre. The project site zoned for residential uses will be 6 acres, resulting is a proposed density of 10 units/acre. D. FINDING: The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (Government Code § 66474(e)), and FACT: The proposed project is on a site with an existing drainage 'that bisects the property originating from a culvert under Highway 101 and continuing north-west to Graves Creek. The existing drainage has minimal vegetation and was determined by the biologist to not contain sensitive species or be under the jurisdiction of any State or federal agency. The project is designed to enhance this feature. E. FINDING; The design of the subdivision or the type of improvements will not cause serious health problems. (Government Code § 66474(f)), and FACT: The project is designed in accordance with all local and State regulations. The project proposes a mixed commercial and residential development at a key opportunity site in the City and will not create any impacts to public health. F. FINDING; The design of the subdivision will not conflict with easements for access through or use of property within the proposed subdivision. (Government Code § 66474(g)). FACT: The proposed project includes conditions to provide shared access and parking easements throughout the site for the benefit of all applicable parcels ensuring access to all proposed parcels and uses. 3. Findings for Approval of. a Tree Removal Permit FINDING; 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. Saving the tree requires the removal of more desirable trees. FACT: The project proposes the removal of 4 native oak trees totaling 99 inches dbh. The trees proposed for removal are within the residential development area and would conflict with grading and drainage improvements. 4. Findings for Approval of a Height Exception FINDING: The project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties and that the modified height will not exceed the lifesaving equipment capabilities of the Fire Department. FACT: The height is exceeded by architectural and roof features for the hotel building buildings located along the norther portion of the site. The modified height will provide visual interest and has been reviewed by the Fire Department. The modified height will not exceed the lifesaving equipment capabilities of the Fire Department and is intended to enhance the appearance of the project and provide variation in building form and massing. The building is setback approximately 75 -feet from the northern property line where an adjacent residential property and outbuilding currently exist. The project has been conditioned to provide screening landscaping along this property line to minimize impacts to the adjacent residential rear yard area. SECTION 4. CEQA. An Initial Study was prepared to determine if the proposed project would have a significant adverse effect on the environment. The Initial Study found that the proj ect results in no significant impacts with mitigation measures incorporated. Consequently, a Mitigated Negative Declaration was prepared and circulated for public review on December 28, 2022. Based on public testimony, the document was revised and re -circulated for public review on February 2, 2023. The Planning Commission has recommended that the City Council certify the environmental determination for the Barrel Creek project. SECTION 5. Recommendation for Approval. The Planning Commission of the City of Atascadero, California, in a regular session assembled on February 7, 2023, resolved to recommend that the City Council approve a Conditional Use Permit and Vesting Tentative Tract Map for the Barrel Creek project (DEV21-0066) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Project Entitlement Package On motion by Commissioner Schmidt and seconded by Commissioner Hughes, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Anderson, Carranza, Heath, Hughes, Schmidt, Keen (6) NOES: None ABSTAIN: None ABSENT: van den Eikhof ADOPTED: February 7, 2023 CITY OF ATASCADERO, CA Jeff uaf4Wn Eikhof _ Planning Commission Chairpemon� Attest: Phil Dunsmore Planning Commission Secretary Attachment 1: Conditions of Approval DEV21-0066: Barrel Creek Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Planning Department 1. This approval includes the following entitlements: a) Vesting Tentative Tract Map (TR3177) is for the creation of 42 legal lots of record (as conditioned) described on the attached exhibits and shall apply to APN 049-131-043, 044, 052, 058, and 066 regardless of owner. b) Master Plan of Development / Conditional Use Permit for approximately 53,500 sf of commercial / light industrial space, a 120 -room hotel, 40 multi -family apartment units, 16 short-term stay cottages, and a 20 single family parcels. Approval also includes a height exception and Master Sign Program. 2. All commercial buildings (excluding the hotels) shall be required to receive final occupancy prior to any residential unit receiving final occupancy. Improvements must be completed as follows, and as detailed in subsequent conditions: Phase I (commercial): • Road A in its entirety to _ the satisfaction of the Fire Marshal • All associated drainage facilities • All frontage improvements on Del Rio Road and at the intersection of Del Rio Road and San Ramon • All landscaping within the commercial portion of the project including north edge landscaping • All associated public utilities including extension of the sanitary sewer main in Del Rio Road • Upgrades to Lift Station 14 Phase 2 (multi -family) • Street B and adjacent parking • All associated drainage facilities • All associated landscaping • All associated public utilities • Any needed additional upgrades to Lift Station 14 Phase 2 (single-family): • Streets C and D • All frontage improvements along San Ramon Road • All associated drainage facilities • All associated landscaping • All associated public utilities • Any needed additional upgrades to Lift Station 14 Timing Responsibility !Monitoring FM: Final Map PS: BL: Business License BS: PR: Pem-dReuiew FD: FI: Final Inspedon PD: TO: Temp CE: Occupancy F0: Final Occupancy Planning Services Building srces Fire Depalment Police DePaitnent City Engineer PS Conditions of Approval riming Responsibility DEV21-0066 /Monitoring Vesting Tentative Tract Map 3177 FM: Final Map BL: Business License Ps: Planning Services BS: Building Services Barrel Creek PR: Permit Review FD: Fn; Department FI: Finallnspecton PD: Police Department T0: Temporary CE: City Engineer 049-131-043s 044s 052! 058f and 066 Occupancy F0: Final The Hotel and short term stay cottages can be constructed at any time. Upgrades to Lift Station 13 may be required if flows exceed estimates. Construction of the residential portion of the project may not commence until building permits for commercial buildings have been issued and construction has begun on the commercial / light industrial portion of the project. A deed covenant shall be recorded concurrently with the final map to notify residential parcels of the requirement for the commercial portion of the project to be completed prior to any residential units, per the phasing listed above. 3. Final design of each phase and project component must be in Ongoing PS substantial conformance with provided Exhibit(s) adopted with this Resolution, and any conditions of approval related to such. 4. The approval of these entitlements shall become final and effective for Ongoing PS the purposes of issuing building permits the day after the City Council hearing, unless an appeal is made in accordance with the Atascadero Municipal Code. 5. In accordance with the Atascadero Municipal Code section 9-8.105, Ongoing PS any violation of any of the conditions of approval may be cause for revocation of this entitlement and subject the applicant and/or future property owners to the penalties set for in the Atascadero Municipal Code, as well as any other available legal remedies. 1 6. The Community Development Director and/or City Engineer shall FM PS/CE have the authority to make modifications to the final map that remain in substantial conformance with the approved Tentative Map. 7. The Community Development Director and/or City Engineer shall PR PS/CE have the authority to make minor modifications to the Master Plan of development that are necessary to address code requirements or result in superior design. 8. Approval of these entitlements shall be valid for twenty-four (24) PIR/FM PS months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a final map (Tentative Map entitlement) or building permit (Master Plan of Development), or a time extension has been granted, consistent with the Atascadero Municipal Code. 9. Vesting Tentative Subdivision Map was deemed complete on Ongoing PS/CE 1212112022, for the purposes of vested development rights and fees consistent with the Subdivision Map Act of the State of California. 10. A final map drawn in substantial conformance with the approved FM PSICE vesting tentative map, and in compliance with all conditions set forth Conditions of Approval Timing Responsibility DEV21-0066 [Monitoring Vesting Tentative Tract Map 3177 FM: Final Map PS: Planning sv*es Barrel Creek BL Business License PR: Pen dtReweN BS: Building Services FD: Fre Dq-trneent FI: Final Inspection PD: Police Depaftent TO: Tenporary CE: City Engineer APNs 049-131-043,044,052,058 and 066 f occupancy F0: R4 Occupancy herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance Ongoing 11. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning the subdivision. 12. All subsequent Tentative Map and construction permits shall be PR / FM PS/CE consistent with the Master Plan of Development approved for the project. 13. The subdivision shall be subject to additional fees for park or PR PS recreation purposes (QUIMBY Act) as required by City Ordinance 14. All maintenance costs listed below shall be 100% funded by the Ongoing PS/CE project in perpetuity, except for public facilities that are accepted for maintenance 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) or the issuance of any building permits. 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) or issuance of any building permits. 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 roads, sidewalks, pathways, parking, and access areas. b) All landscaping and lighting within the proposed project area. c) Common area fencing and/or features. d) Open areas on private property within the proposed project area including detention facilities, bio-swales, and other low -impact - development features. e) All drainage facilities within the project area. f) Landscaped frontages within the right-of-way of all public streets within the defined project boundary, including irrigation. g) On-site sanitary sewer system(s) and storm drains located within the project area. 15. The emergency services and facility maintenance costs listed FM PS below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved, by the City Attome , City Engineer Conditions of Approval Timing DEV21-0066 Vesting Tentative Tract Map 3177 FM: Final Map BL: Business License Barrel Creek PR: PerrrkReview FI: Finallnspecton TO: Temporary APNs 049-131-043, 044, 052, 058, and 066 FO: Final Occupancy and Administrative Services Director prior to acceptance of any final Responsibility /Monitoring BS Building Services 9 FD: Fire Depar4nent PD: Ponce Department CE: City Engineer map. The administration of the above-mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. • All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project Annexation into the Community Facilities District shall be required prior to, or concurrently with, recordation of the final map, or prior to occupancy of any residential unit if the tract map is abandoned. 16. Affordable Housing: The applicant shall deed restrict 4 units at the FM PS moderate-income level within the single -family subdivision. The applicant shall deed restrict the following units within the multi -family area: • 3 moderate units (3.44 rounded down) 2 low income units (2.16 rounded down) 2 very -low income units (1.6 rounded up) • In -lieu fees collected for the missing fraction 17. Shared parking and access easements shall be recorded over all FM PS/CE parcels as applicable. Easements shall also be recorded for shared drainage facilities. Parking shall not be designated for each use except for short-term pick-up spaces and multi -family residential uses as needed. A maximum of one space per residential unit shall be designated as reserved. 18. Prior to final map, the applicant shall submit CC&Rs for review by the . FM PS Community Development Department. CC&Rs for the commercial and residential portions of the project may be separate, combined, or tiered. 19. The central commercial plaza space shall be designed with main PR PS entrances to any abutting space from the Plaza. This does not prohibit entrances from also being located facing the surrounding access/parking areas. 20. Agreements shall be required to be recorded against each residential FM, PR PS/CE parcel notifying any residential tenant of the commercial nature of the site to ensure that commercial activities are prioritized. Conditions of Approval Timing Responsibility DEV21-0066 /Monitoring Vesting Tentative Tract Map 3177 FM: Final Map PS: Planning Services Barrel Creek BL: Business License PR: Permit Review BS: Building Services FD: Fre Depaninent FI: Finallnspecdon PD: Police Department T0: Temporary CE: co Engineer 049-131-043 044 052 058 and 066 f � � f OccAPNs Fa. a Fin Fa. Fnal Occupancy 21. All landscape on-site or planted along the street frontage shall be Ongoing PS maintained in a manner that allows the tree to grow to its full natural height and natural canopy. No growth suppressants shall be permitted that result.in stunting or modifying the natural growth pattern of the tree. 22. A tree protection plan shall be submitted as part of each building PR PS permit package. The plan shall identify the size and species of all trees, all trees proposed for removal, the location of any required tree protection fencing, and construction related mitigation measures dictated by the project arborist and/or City Native Tree Guidelines. All tree removals shall be mitigated consistent with the requirements of the Atascadero Municipal Code. Any required mitigation fees shall be paid prior to permit issuance. 23. Taller landscaping shall be included at the rear of the proposed Ongoing PS multi-family buildings. Landscaping shall include taller trees and shrubs designed to enhance visual screening. Landscaping shall be placed to avoid conflicts with retaining walls and footings. 24. All perimeter / retaining walls facing San Ramon Road, Del Rio Road, PR PS and walls at the rear of the multi-family buildings shall include decorative veneer or natural stone texture. All other walls shall be a dark color split face block or shall match decorative walls. All walls and veneers shall be approved by the Community Development Director and shall be included in the permit application. 25. A fencing plan shall be included with each development phase / PR PSlCE permit. Fencing for the commercial and multi-family portion of the project shall be limited to safety fencing as deemed necessary by the Community Development Director and/or the City Engineer or as required for outdoor restaurant areas. No chain-link fencing shall be permitted. Solid fencing may be used to screen mechanical equipment or provide small privacy areas where appropriate. Single - family properties shall be fenced per the guidelines of the Planned Development Overlay Zone. Wood fencing shall be high quality and shall include a top rail. No dog-eared fencing will be permitted. 26. Evergreen landscaping shall be included along the northern project PR PS edge adjacent to existing residentially zoned parcels to the greatest extent feasible. Landscape materials shall include trees and shrubs that provide visual screening above the fence/wall line and visual screening of the hotel and lighted freeway sign. 27. London Plane street trees shall be planted along the Del Rio Road PR PS/CE frontage at a spacing of 30-feet on-center or as approved by the City Engineer. Street trees along the San Ramon frontage may be grouped for a more natural rural appearance. Additional frontage landscaping shall include accent trees and native grasses. In addition to the London Plane Sycamores, medium sized native grasses, such as deer grass and California oat grass, and small Conditions of Approval Timing Responsibility !Monitoring vwc1 -wov VestingTentative Tract Ma 3177 enve p FM: Final Map BL: Business License PS: Planning Services BS: Building Services Barrel Creek PR: Permit Review FI: Final Inspection FD: Fre Depatnent PD: Police Department T0: Temporary CE: City Engineer 049-131-043,044,052,058,and 066 OccupanAPNs FO: FinY F0: Final Occupancy shrubs, such as manzanita and ceanothus, shall be included along the Del Rio frontage to provide visual softening of the retaining wall. 28. Entry sign concept 2B shall be utilized for the Del Rio Road and PR PS commercial area entrances. Stone veneer shall be compatible with the decorative treatment conditioned for the retaining / perimeter walls. 29. Water tower signage lighting shall be externally illuminated and shall PR PS be dark sky compliant and directional. 30. Future buildings shall be approved by planning staff prior to permit PR PS issuance and shall incorporate design elements consistent with a contemporary agrarian design theme, consistent with this Master Plan of Development. Building footprints and elevations may vary provided the overall design theme and square -footage analyzed for traffic and sewer capacity are maintained. 31. All trash enclosures shall be constructed of dark color split face block PR PS or similar and shall include high quality solid metal doors. Enclosures shall be designed in accordance with Cal Green requirements. 32. Any second floor greater than 50% of the first -floor area of a PR PS commercial building shall have a finished floor elevation of a minimum of 16 -feet from finished floor elevation of the ground floor. 33. All stormwater basins shall be unfenced. Low level decorative split rail PR PS/CE fencing may be approved by the Community Development Director. 34. Lot 40 shall be eliminated from the final map. FM PS/CE 35. Easements for common access, parking, drainage, and amenity FM PS areas shall be recorded on the face of the map. Separate covenants shall be recorded governing use and maintenance responsibilities. An additional covenant shall be recorded notifying all future property owners that the project is governed by a Planned Development Overlay zone and any modifications or changes to the appearance, fencing, or amenity areas requires approval by the City. 36. All site lighting shall be shielded, directional, and dark sky PR PS compliant. Up lighting and festoon lighting shall be permitted within the commercial plaza area, hotel courtyard, amphitheater, and along the hotel entry facade only. Bollard and/or low level in -ground safety lighting shall be permitted along pedestrian pathways. 37. Tenant signage shall compliant with the project exhibits and PD38 PR PS standards. 38. Rear yard fencing of lots adjacent to the Del Rio Road Frontage PR PS shall be setback a minimum of 3 -feet from any retaining wall in excess of 2 -feet. Conditions of Approval Timing PS Responsibility DEV21-0066 approved construction permit. All finishes shall be repaired or /Monitoring Vesting Tentative Tract Map 3177 FM: Final Map PS: Planning Services development. Any dead or non -thriving landscaping shall be BL: Business License BS: Building Services Barrel Creek PR: permit Review FD: Fre Departrnent FI: Finallnspecton PD: Police Department while appearing groomed and orderly. TD: Temporary CE: City Engineer APNs 049-131-043 044 052 058 and 066 � � � f Finn FO: FD: FinalOauparxy accessway within the project area. 39. Drainage crossings shall be designed to enhance the natural PR PR PS/CE drainage feature. Grading shall be minimized and shall be blended 1 conditioning condensers, electrical transformers, backflow devices into the natural terrain to reduce impacts. Riparian vegetation shall etc., shall be screened from public view through the use of be included in the landscape plan to enhance the drainage decorative landscaping subject to approval by the Community feature. Headwalls shall include decorative veneer or texture. connections and/or back flow prevention devices for commercial Arched culvert or similar natural bottom culverts are required and multi -family buildings shall be incorporated into the served unless waived by the Community Development Director and City buildings, unless waived by Community Development Director. If Engineer. landscape planter and shall be fully screened by appropriately 40. es eshall be maintained in and kept clear of any debris or Ongoing PS storage including construction debris, unless part of an active, approved construction permit. All finishes shall be repaired or replaced as needed to maintain a high quality commercial / resort development. Any dead or non -thriving landscaping shall be immediately replaced. All landscaping required for screening of any use, structure, or utility /mechanical equipment shall be maintained at a height and density to achieve maximum screening while appearing groomed and orderly. 41. No gates shall be permitted on any public or private roadway or Ongoing PS accessway within the project area. 42. For commercial, industrial, office or multi -family projects, all PR PSIFD existing and/or new ground -mounted appurtenances such as air- conditioning condensers, electrical transformers, backflow devices etc., shall be screened from public view through the use of decorative landscaping subject to approval by the Community Development Director or his designee. All fire department connections and/or back flow prevention devices for commercial and multi -family buildings shall be incorporated into the served buildings, unless waived by Community Development Director. If building integration is infeasible, all equipment shall be placed in a landscape planter and shall be fully screened by appropriately sized landscape species. 43. All existing and/or new roof appurtenances such as air- Ongoing PS conditioning units, grease hoods, etc. shall be screened from public view. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the satisfaction of the Community Development Director or his designee. 44. All mitigation measures included in the Mitigation Monitoring Ongoing PS/CE/FD Program are hereby incorporated by reference and shall be implemented as listed or as conditioned. Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing Responsibility /Monitoring FM: Final Map PS: Planning Services BL: Business License BS: Building Seances PR: PemitReview FD: Fire Department FI: Finallnspecton PD: Police Depalment TO: Temporary CE: City Engineer Occupancy F0: Final Occupancy 45. Cottage hotel units shall not include units over which the State has PR permitting jurisdiction. A maximum of 25% of the unit can have a full kitchen, unless otherwise approved by the subsequent Master Plan of Development. 46. A deed notification shall be required to be recorded on all residential parcels notifying future buyers of the rural nature of the surrounding neighborhood and the possibility for animals and farm equipment that may produce added noise and odors. Public Works Department Public Works - Grading, Drainage, and Stormwater 47. A final Stormwater Control Plan (SWCP) and supporting hydrology report shall be approved by the City Engineer prior to issuance of any building permit, in accordance with the State regulations (Regional Water Quality Control Board Res. No. R3-2013-0032). 48. Prior to a final inspection of any permit the following City Stormwater documents shall be completed and approved by the City Engineer: • ATAS - SWP-1001_Engineer Certification Form • ATAS - SWP-1003_OwnerAgentlnfo • ATAS - SWP-1007_ Exhibit_ B_ Instructions_ SCM FORM • ATAS - SWP-1008 Stormwater System Plans and Manuals • ATAS - SWP-2002 Stormwater O&M Process and Form Instructions • ATAS - SWP-3001_Stormwater System O&M _Agreement • ATAS - SWP-3002_Private Stormwater System Recorded Notice • Any other stormwater documents required by the Water Board or State of California. Email publicworks@atascadero.org for copies of the above City templates. 49. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities greater than 1 acre. The Waste Discharger Identification (WDID) number provided upon acceptance of the SWPPP into the State's SMARTS system registration shall be noted on the Title Sheet of the relevant project plans. A project Qualified Stormwater Professional (QSP) shall coordinate with the City Inspector for State mandated storm water inspections and shall provide verification of QSP inspections, monitoring, SWPPP modifications and actions throughout project. PR PR PR PS CE CE CE Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043,044,052, 058, and 066 Timing Responsibility !Monitoring FM: Final Map PS: Planning Services BL: Business License BS: Building services PR: PennA Review FD: Fre Depar6nent FI: Final Inspection PD: Porice Department Ta. Temporary CE: City Enoneer Occupancy F0: Final Occupancy 50. All stormwater management improvements to be owned or PR/F CE 1 managed by the funding mechanism referenced in Condition #14 and shall be identified in an Operation and Maintenance Plan/Agreement (OMP) and shall be recorded concurrently with the Final Map. The OMP shall include a financial plan addressing annual and long-term maintenance as well as replacement. Specific requirements for stormwater management may be required to be identified on an additional Final Map information sheet. 51. All culverts conveying creek stormwater shall not exceed velocity PR CE that results in detrimental environmental impacts such as downstream flooding, erosion, minimization of vegetation. 52. Flood control basins are utilized in the City of Atascadero, as determined appropriate depending upon site conditions: Retention basins, Detention basins, and Subsurface Infiltration Basins. In all cases, the Project Engineer shall provide evidence that the basin will completely drain within seven (7) days to the satisfaction of the City Engineer. Retention Basin. Any drainage basin which is used as a terminal disposal facility shall be classified as a retention basin. If included in the project, any retention basin shall comply with all applicable State and local regulations including the following: a. Percolation Test Required. A minimum of 3 percolation tests per basin shall be submitted to the City Engineer for review and approval prior to approval of the plans. The project engineer shall submit calculations and a report demonstrating the basin will drain within seven -days of a single storm event as noted above. Deep soil borings may be required in areas where there is concern of shallow depth to groundwater or bedrock. Percolation tests shall be performed at depths below the basin bottom. Detention Basin. Any drainage basin which has a downstream outlet designed to meter the outflow shall be classified as a detention basin. If included in the project, any detention basin shall comply with all applicable State and local regulations. Subsurface Infiltration Basins. Subsurface basins may be used for either retention or detention of site runoff, where their application is suitable for project conditions. If included in the project, any subsurface basins shall comply with all applicable State and local regulations. Subsurface basins shall be limited to locations where the depth to seasonally high groundwater is greater than 10 -feet below the deepest portion of the basin. Drain Rock. Drain rock shall be clean, crushed granite (or clean, angular rock of similar approved hardness) with rock size PR CE Conditions of Approval PR CE Timing Responsibility of fiber optic cable or conduit for such as appropriate. 54. Prior to recording the Final Map, the Applicant shall have the map FM /Monitoring DEV21-0066 cable TV, and the Atascadero Mutual Water Company. The Vesting Tentative Tract Map 3177 FM: Final Map PS: Planning Services utility purposes are acceptable. BL: Business License W. Building Services Barrel Creek CE PR: Permit Review FD: Fire Department FI, Final Inspection PD: Police Department T0: Temporary CE: City Engineer APNs 049-131-043 044 052 058 and 066 � s s s Occupancy F0: Final Occupancy ranging from 1 -1/2 -inch to 3/4 -inch. Rock gradation shall conform to the Specification of ASTM C-33 #4. Operational Requirements. • Water quality of inflow (both sediment and chemical loading) may require pretreatment or separation • Maintenance plan, including provisions for vehicular access and confined -space entry safety requirements, where applicable • A safe overflow path shall be identified on the plan and may require easements Overflow Path Required. The design of all drainage basins shall identify the designated route for overflow. The Project Engineer shall design the overflow path so that the flow in a 100- year storm is non-erosive and will not damage downstream improvements, including other basins. Easements may be required for concentrated flows across multiple properties. Public Works - Utilities 53. Public utilities shall be installed in all public rights-of-way to the PR CE satisfaction of the City Engineer. This shall include the installation of fiber optic cable or conduit for such as appropriate. 54. Prior to recording the Final Map, the Applicant shall have the map FM CE reviewed by the public utility providers for power, telephone, gas, cable TV, and the Atascadero Mutual Water Company. The Applicant shall obtain a letter from each utility company stating that the easements and rights-of-way shown on the map for public utility purposes are acceptable. 55. Each building shall be served with separate services for water, PR CE sewer, gas, power, telephone, fiber/communication, and cable TV. Utility laterals shall be located and constructed to each building in accordance with City Engineering Standards and Standard Specifications and other applicable codes. 56. New and replacement utility distribution systems and services, PR CE including all existing utilities along all project frontages, shall be constructed underground, to the satisfaction of the City Engineer. 57. The Applicant shall extend the water distribution system to the PR CE satisfaction of the Atascadero Mutual Water Company (AMWC) and City Engineer. PR CE 58. The water system shall include easements outside of the road rights-of-way for water system facilities as required by the AMWC and to the satisfaction of the City Engineer. Conditions of Approval Timing Responsibility DEV21-0066 /Monitoring Vesting Tentative Tract Map 3177 FM: Final Map PS: Planning serves BL: Business License BS: Building Services Barrel Creek PR: PematReview FD: Fin: Depatmnt Fl: Fined Inspeclon PD: Police Department T0: Temporary CE: City Engineer APNs 049-131-043 044 052 058 and 066 � f s � r FO: F0: FiFealOccupancy 59. Separate water meters shall be installed for irrigation of common PR CE open space areas. 60. Above ground facilities required for the water distribution system, PR CE such as backflow prevention device assemblies, pressure reducing units, and pressure booster stations, shall be located outside the public right-of-way and shall include visual screening to the satisfaction of AMWC and the City. Fire connections and backflow devices for the commercial and multifamily buildings shall be installed per Condition #42. 61. The wastewater collection system shall be designed and PR CE constructed in accordance with City Engineering Standards and Specifications to the satisfaction of the City Engineer. Gravity sanitary sewer (SS) mains shall terminate in manholes. The development's private sanitary sewer main shall tie in to City sewer on Del Rio Road and/or San Ramon Road in a manhole. 62. All non-residential uses/buildings must demonstrate that PR CE wastewater effluent composition meets City requirements, or pre- treatment may be required. For uses that require pre-treatment, a sampling location shall be provided to sample effluent prior to discharge to sewer main line. PR CE 63. Sewer capacity charges/fees will be applied to building permit at issuance. The applicant shall pay sewer fees in effect at the.time the Vesting Parcel Map was deemed complete. If any unique uses are proposed, specific wastewater information may be required to be submitted, subject to the request and approval of the City Engineer. 64. Per Mitigation Measure USS-01, prior to occupancy for any use, PR CE the developer shall upgrade City Lift Station 14 with the following: a. Install new 30 HP submersible pumps and associated piping improvements b. Install new wet well roof and hatch c. Install new Motor Control Center (MCC), Variable Frequency Drives (VFDs), and upgrade controls d. Install stationary emergency generator, propane tank, and associated piping e. Bypass pumping during construction Concurrent with the submittal of the first building permit, submit a public improvement plan set for the upgrading of the Lift Station 14 outlined above to the Public Works Department for review and approval. 65. Per Mitigation Measure USS-02, prior to occupancy of any use PR CE that exceeds 196 gallons per minute at peak hour (GPM) flow at Lift Station 14, the developer shall upgrade City Lift Station 14 with the following: Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 a. Replacement of existing pumps with minimum 40 -Hp pumps and associated piping upgrades, or as approved by the City Engineer based on an updated analysis. b. Remove and replace existing wet well with minimum 8' diameter wet well. c. Pipeline connection improvements. d. Install new MCC, VFDs, and upgrade controls. e. Upsize the emergency generator as needed. f. Bypass pumping during construction. Concurrent with the submittal of the any building permit application which would trigger the exceedance of 196 GPM, submit a public improvement plan set for the upgrade of Lift Station 14 as outlined above to the Public Works Department for review and approval. Public Works — Subdivision / Public Improvements 66. If any conditioned improvements are installed by another project, this project shall pay their fair share toward any installed improvement or facility. Fair Share payments shall be determined by the City Engineer. 67 Prior to the issuance of building permits, the applicant shall provide the fair share payment for the Ramona Rd realignment and planned improvements for the Del Rio Road corridor in the vicinity of US 101 and any associated improvements and signal timing modifications as listed in the mitigation monitoring program, including: • Ramona Road realignment and associated widening of Del Rio Road including pedestrian facilities. • Reconfiguration and signal modifications of US101 southbound / Del Rio Road intersection, including pedestrian crosswalks. • Addition of dedicated right turn lane on Del Rio Road to US101 northbound ramp and associated signal modifications. • Intersection improvements at Del Rio Road / EI Camino Real. All fair share percentages and fees shall be reviewed and approved by the City Engineer. Fair share percentages shall be based on an updated traffic analysis, paid for by the developer an approved by the City Engineer. Fair share fees shall be based on an updated project cost estimate at the time of permit issuance, as determined by the City Engineer. Fair share fees shall be paid prior to issuance of each building permit for any traffic generating use. It is anticipated that the City will complete the Ramona Road realignment prior to commencement of the project. If these Timing Responsibility Nonitoring FM: Final Map Ps: Planning Services BL Business License BS: Building Services PR: Permit Review FD: Fire Departrnent FI: Final Inspection PD: Police Departrnent TO: Temporary CE: City Engineer Occupancy F0: Final Occupancy PR PR CE CE Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043,044,052,058, and 066 improvements are not completed, "Do Not Block" Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 36.17 shall be completed at the Ramona Road intersection prior to occupancy of any commercial or residential use. Should the improvements outlined in MM TRANS -04 (Del Rio/US101/EI Camino Real) not be complete at the time of occupancy for any use in the project, the developer shall be responsible for constructing those improvements. An updated traffic analysis may be provided to determine the trigger for improvement completion. If improvements are not constructed prior to permit submittal for this project, the applicant will coordinate with the City and Caltrans on construction of the required lane widening. 68. Should a developer construct oversized improvements, any costs of the installed improvements in excess of the project's proportional share, may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other developments conditioned to participate. 69. The project shall construct all improvements needed to accommodate each phase of the development. Phase 1 (Commercial): Prior to or concurrently with the issuance of permits to commence the project, a public improvement plan shall be reviewed and approved by the City Engineer and an encroachment permit shall be issued for improvements on Del Rio Road and any improvements at the intersection of San Ramon Road and Del Rio Road including: a. Curb, gutter, and a 6 -foot sidewalk along Del Rio Road b. Associated road widening c. Striping and signage d. Improvements on project corner. e. Installation of a ladder striped crosswalk on the eastern leg of the Del Rio Road / San Ramon intersection f. The crosswalk shall be supplemented with pedestrian warning signage and rectangular rapid flashing beacon (RRFB) on both sides of the road, The crosswalk across the northern side San Ramon Road shall not be included. g. Lighting at the intersection of Del Rio Road and San Ramon Road sufficient for pedestrian and vehicular safety. Light shall be provided both on the north and south side of the intersection Phase 2 (single-family): Prior to issuance of any permit for the single-family neighborhood, a public improvement plans shall be reviewed and approved by the City Engineer and an Ongoing FM I PS/CE Timing Responsibility (Monitoring FM: Final Map PS: Planning services BL Business License Bs: Building services PR: PemtitReAaw FD: Fre DepartneM FI: Final Inspection PD: Police Depaitnent TO: Temporary CE: City Engineer Occupancy F0: Final Occupancy improvements are not completed, "Do Not Block" Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 36.17 shall be completed at the Ramona Road intersection prior to occupancy of any commercial or residential use. Should the improvements outlined in MM TRANS -04 (Del Rio/US101/EI Camino Real) not be complete at the time of occupancy for any use in the project, the developer shall be responsible for constructing those improvements. An updated traffic analysis may be provided to determine the trigger for improvement completion. If improvements are not constructed prior to permit submittal for this project, the applicant will coordinate with the City and Caltrans on construction of the required lane widening. 68. Should a developer construct oversized improvements, any costs of the installed improvements in excess of the project's proportional share, may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other developments conditioned to participate. 69. The project shall construct all improvements needed to accommodate each phase of the development. Phase 1 (Commercial): Prior to or concurrently with the issuance of permits to commence the project, a public improvement plan shall be reviewed and approved by the City Engineer and an encroachment permit shall be issued for improvements on Del Rio Road and any improvements at the intersection of San Ramon Road and Del Rio Road including: a. Curb, gutter, and a 6 -foot sidewalk along Del Rio Road b. Associated road widening c. Striping and signage d. Improvements on project corner. e. Installation of a ladder striped crosswalk on the eastern leg of the Del Rio Road / San Ramon intersection f. The crosswalk shall be supplemented with pedestrian warning signage and rectangular rapid flashing beacon (RRFB) on both sides of the road, The crosswalk across the northern side San Ramon Road shall not be included. g. Lighting at the intersection of Del Rio Road and San Ramon Road sufficient for pedestrian and vehicular safety. Light shall be provided both on the north and south side of the intersection Phase 2 (single-family): Prior to issuance of any permit for the single-family neighborhood, a public improvement plans shall be reviewed and approved by the City Engineer and an Ongoing FM I PS/CE Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 encroachment permit shall be issued for improvements as detailed below: a. Curb, gutter, and a 6 -foot sidewalk along San Ramon Road. Sidewalk shall terminate to a point North of Street D as determined by the City Engineer. b. A contiguous pedestrian path of travel shall be provided along Del Rio Road to the existing sidewalk on the south side of the freeway overpass. Timing Responsibility Monitoring I FM: Final Map I BL: Business License PR: PennftReview FI: Finallnspection TO: Temporary Occupancy F0: Final Occupancy PS: Bs FD: PD: CE: Planning Services Building services Fre Department Police Department City Engineer Both phase 1 and phase 2 public improvements must be completed or bonded for prior to recordation of the final map. Phase 2 multi -family Improvements are the same as listed for Phase 1 and are to be complete prior to construction of any multi- family building per conditions. 70. The connection between Street D and Street A shall be designed FM/PR CEPS/FD as one-way with traffic flowing from the residential area to the commercial area. The intersection shall be designed to discourage through traffic and shall include signage to prohibit entry from Street A to Street D (commercial to residential). This connection will also serve as an emergency egress from Street D and shall not be gated or designed in any way which hinders emergency vehicle access. 71. All mitigation measures included in the mitigation monitoring Ongoing PS/CE program shall be implemented as conditioned. Conditions listed are intended to supplement and refine mitigation measures. Any discrepancy shall be resolved by a determination of the City Engineer and Community Development Director. 72. Public improvement plans (PIPs) shall be prepared by a licensed PR civil engineer. PIPs shall be prepared on 24"x36" plan sheets, use the City Standard border and signature block, and shall comply with Section 2 of City Standard Specifications. All plans shall contain the City of Atascadero "Standard Notes for Improvement Plans" on file in the City Engineer's office. CE 73. A 6 -foot wide Public Utility Easement (PUE) shall be dedicated FM CE contiguous to the new road rights-of-way for the property frontages along San Ramon Road and Del Rio Road. 74. Road slope easements shall be dedicated where the road prism FM cut/fill slopes extend beyond the right-of-way. The easement shall extend not less than five feet (horizontally) beyond any daylight or catch line of the graded slope or other required road facility (such as a brow ditch, retaining wall, drainage swale, etc.), to the satisfaction of the City Engineer. 75. Prior to Encroachment permit issuance, the Developer shall PR execute an "Engineer of Work Agreement" form designating who will be providing engineering support for the design and construction of the improvements for the project (Engineer of Record). The City and Engineer of Record (EOW) inspectors are CE CE Conditions of Approval Timing Responsibility DEV21-0066 !Monitoring Vesting Tentative Tract Map 3177 FM: Final Map PS: Planning Services BL: Business License BS: Building SeMoes Barrel Creek PR: Permit Review FD: Foe Depnnent FI: Final inspection PD: Police Department TO: Temporary CE: City Engineer APNs 049-131-043, 044, 052, 058, and 066 Occupancy FO: Final Occupancy to work together in collection and record keeping necessary for the inspection and approval of the improvements. The EOW inspector shall be onsite when work requiring inspection occurs. City inspections will occur based on the agreed upon schedule with City Staff. 76. The horizontal and vertical design of roads shall be in compliance PR CE with the City of Atascadero Engineering Standards and Caltrans design requirements, if applicable, to the satisfaction of the City Engineer. The City Engineer reserves the right to make modifications to all submitted road designs, when in the opinion of the City Engineer, the public's health and safety is benefitted. 77. The design of structural pavement sections for on-site roads shall PR CE be based on minimum a Traffic Index (TI) = 6.0 and a 20 -year design life. Off-site/public roads must match existing pavement sections and/or City Standards Specifications to the satisfaction of the City Engineer. 78. New roads with pavement placed prior to the construction of PR CE buildings will be subjected to additional construction traffic and wear associated with the on-site construction not included in the design life of the pavement section. Therefore, to off -set this, the AC thickness shall be increased from that which is derived from Caltrans method by either: a. 1" if the pavement is placed prior to building construction (not phased) b. 1.5" if the pavement construction is phased (i.e. — a portion of the ultimate pavement thickness is deferred and a final pavement wearing course placed prior to final inspection). c. Final pavement wearing course shall not be less than 1.5" d. Street centerline monuments shall be provided at intersections and at the beginning and end of curves along the street centerline Public Works - General 79. All public improvements shall be constructed in conformance with the PR CE City of Atascadero Engineering Department Standard Specifications and Drawings, except as noted above or as approved by the City Engineer. 80. In the event that the applicant is allowed to bond for the public FM CE improvements required as a condition of the map, the applicant shall enter into a Subdivision Improvement Agreement with the City. 81. An engineer's estimate of probable cost for Subdivision Improvements FM CE shall be submitted for review and approval by the City Engineer to determine the amount of the bond. Conditions of Approval Timing Responsibility DEV21-0066 I /Monitoring Vesting Tentative Tract Map 3177 FM: Final Map Ps: Planning SeNoes BL: Business License BS: Building Services Barrel Creek PR:itRevew Par FD: Fire Depatrent FI: Finallnspecton PD: PDlice Department T0: Temporary CE: city Engineer APNs 049-131-043 044 052 058 d 066 s , s � an occupancy F0: FinalOxupancy � 82. The Subdivision Improvement Agreement (SIA) shall record FM CE concurrently with the Final Map. If it is the intent of the developer to pursue a reimbursement agreement with the City for the installation of any oversized improvements, reference to said agreement and terms shall be included in the SIA. 83. The applicant shall be responsible for the relocation and/or alteration PR CE of existing utilities. 84. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 85. Prior to recording the final map, the applicant shall either bond for or FM CE set monuments at all new property corners. A registered civil engineer licensed to perform land surveying or licensed land surveyor shall indicate by certificate on the parcel map, that comers have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. CE 86. The applicant shall acquire title interest in any off-site land that may be FM required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. CE 87. Drainage easements shall be provided as needed to accommodate FM both public and private drainage facilities. 88. Prior to recording the tract map, the applicant shall pay all outstanding FM CE plan check/inspection fees. CE 89. Prior to recording the map, the applicant shall bond for or complete all FM improvements required by these conditions of approval. CE 90. Prior to the final inspection of any public improvements, the applicant FM shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 91 Prior to the final inspection, the applicant shall submit a written FOTO CE certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 92. An encroachment permit shall be obtained prior to any work within City PR CE rights of way. CE 93. Prior to the issuance of building permits, the applicant shall submit a PR grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. Conditions of Approval Timing Responslblilty DEV21-0066 /Monitoring Vesting Tentative Tract Map 3177 FM: Final Map BL: Business License Ps: Planning Services BS: Building Services Barrel Creek PR: Permit Review FD: Rre Department Fl: Final Inspection PD: Police Departnent TD: Temporary CE: City Engineer APNs 049-131-043,044,052,068,and 066 Occupancy FU. Final Occupancy Fire Department 94. Fire hydrants shall be located within 100 -feet of the fire department PR FD connection for each building. 95. A 26 -foot wide fire lane shall be provided no closer than 15 -feet and PR FD/CE no farther than 30 -feet from any building exceeding 30 -feet in height, subject to the approval of the Fire Marshal and City Engineer. This may be accommodated within the parking lot drive aisles. 96. An Atascadero Construction Site Safety Plan is required to be PR FD submitted and approved prior issuance of building permits. 97. The turn -around area at the terminus of street "C within the residential PR FD/CE subdivision shall include red curb and no parking signage. 98. A fire flow calculation for each commercial and multi -family structure PR FD shall be provided during building permit review to determine required hydrant spacing. MITIGATION MEASURE Timing Aesthetics AES -1 Landscaping shall be included along the San Ramon and Del Rio frontages Prior to Building to buffer higher density residential lots from surrounding existing rural Permit Issuance / residences. Landscaping shall include small shrubs and grasses along with Project Final street trees. Street trees along San Ramon shall be installed in a natural grouped pattern and shall include native species. Landscaping along Del Rio shall include shrubs and grasses as well as London plan trees at a spacing of 30 -feet on -center consistent with the adjacent Apple Valley development. A minimum of 8 feet of landscaped area shall be provided along each frontage. Columnar landscaping and canopy shade trees shall be provided along the Prior to Building AES -2 norther property line to provide visual screening of the 4 -story hotel from Permit Issuance / the adjacent residential parcel. Landscaping shall include evergreen Project Final species and shall be designed to block visual impacts to the greatest extent possible. AES -03 Site lighting shall be low-level safety lighting for the parking lot areas. Prior to Building Lighting shall be on motion sensors to minimize lighting when areas are not Permit Issuance / in use. All pole lighting shall be a maximum of 14 -feet in height and shall Project Final be shielded and directional. AES -04 Low level lighting shall be placed at the intersection of San Ramon and Del Prior to Building Rio Road for safety. Additional lighting at the Apple Valley frontage shall be Permit Issuance / installed as needed to facilitate safe lighting levels at the intersection. Project Final AES-05 All site walls visible from the exterior of the site shall be decorative walls Prior to Building and shall include decorative veneer. Permit Issuance / Project Final AES-06 Lighting at the north hotel facade and west facing portion of the fagade Prior to Building closest to the proposed multi-family units shall include pedestrian scale Permit Issuance / bollard lighting only. No architectural feature lighting is permitted. Fully Project Final shielded directional lighting shall be permitted where needed for egress safety. Air Quality AQ-01 Water exposed soil during active construction at a specific frequency to Ongoing during achieve dust suppression. Construction AQ-02 Apply water at a specific frequency during active demolition to achieve Ongoing during dust suppression. Construction AQ-03 Water construction roads a minimum of twice daily. Ongoing during Construction AQ-04 Maintain a 25 mile per hour speed limit for all vehicles during construction Ongoing during Construction AQ-05 Zero or low-VOC paints shall be used throughout the project. Priorto Building Permit Issuance / Project Final AQ-06 Limit heavy equipment idling to no greater than 5 minutes at a single Ongoing during location Construction Cultural Resources CUL-01 Prior to the issuance of any permits on-site, an Archeological Monitoring Prior to Building Plan shall be prepared by a qualified archeologist and shall be approved Permit Issuance by the City of Atascadero. All recommendations of the plan shall be implemented as directed. CUL-02 All grading and site disturbance activities shall be monitored by a qualified Ongoing during archeologist and a monitor from a local tribal representative. Construction CUL-03 Prior to demolition of the Quonset hut, the applicant shall provide Prior to Building documentation that includes floor plans, elevations, photographs and Permit Issuance historical facts related to the structure. The report shall be approved and filed by the City prior to permit issuance for demolition. Greenhouse Gas Emissions GHG-01 Provide a pedestrian-friendly and interconnected streetscape with good Prior to Building access to/from the development for pedestrians, bicyclists, and transit Permit Issuance users to make alternative transportation more convenient, comfortable and safe. GHG-02 Provide large canopy shade trees throughout the parking areas to reduce Priorto Building evaporative emissions from parked vehicles. Permit Issuance GHG-03 The multi-family portion of the development shall meet or exceed I Priorto Building CALGreen Tier 2 standards. Permit Issuance GHG-04 See AQ mitigation measures Noise NOI-01 Construction activities shall be limited to gam to 7pm on Saturdays and Ongoing during shall not occur on Sundays. construction Transportation TRANS -01 I The Crosswalk at Del Rio Road shall include ladder striping for the Prior to Building crosswalk at the eastern leg of the intersection. The crosswalk shall be Permit Issuance / supplemented with pedestrian warning signage and rectangular rapid Project Final flashing beacon (RRFB) on both sides of the road. The crosswalk across the northern side San Ramon Road shall not be included. TRANS -02 The intersection of San Ramon Road and Del Rio Road shall be illuminated Prior to Building with down lighting sufficient for pedestrian and vehicular safety. Light shall Permit Issuance / be provided both on the north and south side of the intersection. Project Final TRANS -03 A contiguous pedestrian path of travel shall be provided along Del Rio Road Prior to Building to the existing sidewalk on the south side of the freeway overpass prior to Permit Issuance/ occupancy of any residential units. Project Final TRANS -04 Prior to occupancy of any use on the project, the following improvements Prior to Occupancy shall be completed at the Del Rio and El Camino Real intersection: • Restripe the eastbound approach to a left, through, and right turn lane and modify the left turn to protected - permissive phasing, • Add a westbound left turn lane (required for eastbound through lane transition) with. permissive phasing, • Modify the southbound and northbound left turns to protected -permissive phasing, • Add overlap phasing to the southbound right turn pocket currently under construction, • Replace eight -inch traffic signal heads with 12 -inch heads, • Install yellow reflective tape on all backplates, • Install new signage and replace non -reflective signs, and • Optimize signal timings for all coordinated signals including updating pedestrian and yellow clearance times at Del Rio and EI Camino Real. I It is anticipated that these improvements will be completed by the Marketplace Project prior to commencement of the Barrel Creek Project. This project shall pay their fair share toward these improvements. Fair share shall be based on current cost estimates. Should the developer construct the improvements, any costs of the installed improvements in excess of the project's proportional share may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other development conditioned to construct specified improvements. TRANS -05 The applicant/developer shall pay their fair share towards improvements at Prior to Building the US101/Del Rio interchange as specified in the Del Rio Road Permit Issuance Commercial Area Specific Plan including the addition of a westbound right - turn lane to the intersection of Del Rio Road/US 101, such that there would be two westbound lanes on Del Rio Road from EI Camino Real to the US 101 North ramp with a dedicated right turn lane onto US 101 northbound. TRANS -06 The applicant/developer shall pay their fair share toward the realignment of Prior to Building Ramona Road and associated frontage improvements along Del Rio Road Permit Issuance between San Ramon and US 101. Cost estimates for the fair share payment shall be based on a current cost estimate or the actual costs if the project is completed prior to permit issuance. It is anticipated that the City will complete these improvements prior to commencement of the project. If these improvements are not completed, Do Not Block Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 36.17 shall be completed at the Ramona Road intersection prior to occupancy of any commercial or residential use. TRANS -07 A striped crosswalk shall be provided across "Street A" (project entry street Prior to Building at Del Rio Road) to connect the pedestrians from the commercial portion Permit Issuance / of the project to the Del Rio Road sidewalk and crossing at San Ramon. Project Final Tribal and Cultural Resources TCR -01 See mitigation measure CUL -01. Utility and Service Systems USS -01 USS -02 Prior to occupancy for any use, the developer shall upgrade Lift Station 14 Building Permit with the following: • Install new 30 HP submersible pumps and associated piping improvements • Install new wet well roof and hatch Install new Motor Control Center (MCC), Variable Frequency Drives (VFDs), and upgrade controls • Install emergency generator, propane tank and associated piping Bypass pumping during construction Prior to occupancy of any use that exceeds 196 gallons per minute at peak Building Permit hour flow at Lift Station 14, the developer shall upgrade Lift Station 14 with the following: • Replacement of 30 -Hp submersible pumps with 40 -Hp pumps and associated piping upgrades • Remove and replaced existing wet well with minimum 8' diameter wet well • Pipeline connection improvements • Install new MCC, VFDs, and upgrade controls • Upsize the emergency generator • Bypass pumping during construction Attachment 2: Project Design Package DEV21-0066 See following