HomeMy WebLinkAbout2006-002 i
RESOLUTION NO 2006-002
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 2004-0133 (MASTER PLAN OF DEVELOPEMNT)
ON APN 030-373-020
(6910 Navajoa Ave. / Vaughn and Young)
WHEREAS, an application has been received from Donald K. Vaughn (605 Garcia
Road, Atascadero, CA 93422) and Randy Young (P O Box 744, San Miguel, CA 93451),
Applicants and Property Owners, to consider a project consisting of a Zone Change from RMF-
10 (Residential Multi-Family-10) to RMF-10/PD-25 (Residential Multi-Family-10 with Planned
Development Overlay #25) with corresponding Master Plan of Development and Tentative
Parcel Map on a 0 49-acre site located at 6910 Navajoa Ave (APN 030-373-020), and,
WHEREAS, the site's General Plan Designation is MDR(Medium Density Residential),
and,
WHEREAS, the Planning Commission has recommended that the site's Zoning District
be changed from RMF-10 (Residential Multi-Family-10) to RMF-10/PD-25 (Residential Multi-
Family-10/Planned Development Overlay#25), and,
�%w WHEREAS, the PD-25 requires the adoption of a Master Plan of Development,
approved in the form of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0052 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 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 Zone
Change 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 Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 1, 2005, studied and considered the Conditional Use Permit
2004-0133 (Master Plan of Development), after first studying and considering the Proposed
Mitigated Negative Declaration prepared for the project, and
WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on January 10, 2006, studied and considered the Conditional Use Permit 2004-0133 (Master
Plan of Development), after first studying and considering the Proposed Mitigated Negative
Declaration prepared for the project, and
City of Atascadero
Resolution No.2006-002
Page 2 of 23
NOW, THEREFORE, the City Council of the City of Atascadero takes the following
actions
SECTION 1 Findings for Approval of Conditional Use Permit. The City Council
finds as follows.
1 The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual, and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD-25 Overlay Zone; and,
3 The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4 The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5 The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
6 The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area, and
7 Benefits derived from the Master Plan of Development and PD-25 overlay zone
cannot be reasonably achieved through existing development standards or processing
requirements, and,
SECTION 2. Findings for Approval of Tree Removal. The City Council finds as
follows
1 The trees are obstructing proposed improvements that cannot be reasonably designed
to avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following
factors
■ Early consultation with the City;
■ Consideration of practical design,alternatives,
■ Provision of cost comparisons (from applicant) for practical design alternatives,
■ If saving tree eliminates all reasonable uses of the property; or
■ If saving the tree requires the removal of more desirable trees.
t
City of Ataseadero
Resolution No.2006-002
Page 3 of 23
r SECTION 3. Approval. The City Council of the City of Atascadero, in a regular
session assembled on January 10, 2006, resolved approve Conditional Use Permit 2004-0133
(Master Plan of Development) and Tree Removal Permit subject to the following:
EXHIBIT A. Conditions of approval J Mitigation Monitoring Program
EXHIBIT B Master Plan of Development
EXHIBIT C Landscape Plan
EXHIBIT D Elevations Plan A
EXHIBIT E Elevations Plan B
EXHIBIT F Floor Plan C-2
EXHIBIT G- Elevations Plan C-1
EXHIBIT H. Grading and Drainage Plan
EXHIBIT I. Color and Materials
EXHIBIT J Tree Protection Plan
On motion by Council Member Scalise and seconded by Council Member Clay the
foregoing resolution is hereby adopted in its entirety by the following roll call vote-
AYES Council Members Clay, Pacas, Scalise and Mayor O'Malley
NOES Council Member Luna
ABSENT None
ADOPTED January 10, 2006
CITY F ATASCADERO
By. -
Tom O'Malley, M4 or
ATTEST
Marcia McClure Torgerson, C.M.C., Cit Clerk
APPROV AS TO FORM.
atncknn ity Attorney
Jnr
City of Atascadero
Resolution No.2006-002
Page 4 of 23
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-25 Master Plan of Development(CUP 20040133)/ZCH 2004-0087
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Badness BS:Bu1&v Services
69 f 0 Na vajoa Ave. License FD:AmDepatrnert
GP Grating Pemit PD:Police Depahnent
PD-25 Master Plan of Development BRBuidangPemit CE:CilyEngineer
FI:Final IrspecUon WW:Wastewater
Ta.Tenprxary CA,City ft ey
occuparvy
FO:Final Oaapawy
Planning Services
1 The approval of this Zone Change and use permit shall become final and FM PS
effective following City Council approval.
2. The approval of this use permit shall become final and effective for the FM PS
purposes of issuing building permits thirty(30)days following the City Council
approval of ZCH 2004-0087 upon second reading,unless prior to that time,
an appeal to the decision is filed as set forth in Section 9-1 111(b)of the
Zoning Ordinance.
3. The Community Development Department shall have the authority to approve BP/FM PS,CE
the following minor changes to the project that(1)modify the site plan project
tirtrr' 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 Master
Plan of Development.
Any other changes to the Master Plan of Development shall be subject to City
Council approval.Any associated Tentative Maps unless shall be subject to
Planning Commission approval.
4 Approval of this Conditional Use Permit shall be valid for twenty-four(24) BP/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 building
permit.
5. The applicant shall defend,indemnify and hold harmless the City of Ongoing PS
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
6. All subsequent Tentative Map and construction permits shall be consistent BP/FM PS,CE
with the Master Plan of Development contained herein.
7 All exterior elevations,finish materials and colors shall be consistent with the BP PS
Master Plan of Development as shown in EXHIBIT D E,F G,and I with the
following modifications:
- All exterior material finishes(siding,trim,doors,windows,light fixtures,
)3hall-be-durable,-high quality and consistent wit 11—the
architectural appearance.
y,► Stucco siding shall be smooth troweled or similar No machine finishes
will be permitted.
City of Atascadero
Resolution No.2006-002
Page 5 of 23
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program
(Monitoring Measure
PS:Planning Services
BL BUSfIess BS.Buidng Services
691ONavajoaAve. License :
GPGraingPont FD:
PD-25 Master Plan of Development WUclingPem$ CEOly Engineer
Fl:Anal Inspection W.Waskivater
Ta Tenor" CA City AtlorM
Occupancy
FO:Anal Occupancy
• Remove transom window on front Elevations A and B.
8. All site development shall comply with the standards of the Planned BP PS,BS
Development 25 Overlay District.
9. All site work,grading,and site improvements shall be consistent with the BP/FM PS,BS,CE
Master Plan of Development as shown in EXHIBIT B,C,and H.
10 All project fencing shall be installed consistent with EXHIBIT B and C subject GP/BP PS
to the following modifications:
• Fencing material and treatment shall comply with the PD25 standards.
■ All fencing shall be recessed from the facade of the units along all
street and parking court frontages.
11 Final selection of colors and materials identified in EXHIBIT I shall be subject GP/BP PS
to staff approval.
'qtr, 12. A final landscape and irrigation plan shall be approved prior to the issuance of PF PS
building permits and included as part of site improvement plan consistent with
EXHIBIT C and as follows:
• All exterior meters,air conditioning units and mechanical equipment
shall be screened with landscape material.
• All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
■ Final tree list shall be submitted with building permits,subject to staff
approval.
■ Parking court and open space trees shall be minimum 15-gallon size
and double staked.
■ Front yard areas shall be landscaped with drought tolerant species,
subject to staff approval.
13. The developer and/or subsequent owner shall assume responsibility for the Ongoing
continued maintenance of all landscape and common areas,consistent with
EXHIBIT C.
14 Affordable Housing Requirement: The applicant shall either designate one
unit as moderate-income unit,deed-restricted for a 30-year period or pay an
in-lieu fee of 5%of the valuation of the market rate unit(s)prior to or
concufrent-with finalme .
15. Affordable Workforce Housing BP PS,CA
Prior to recordation of final map, the applicant shall enter into a legal
agreement with the City to reserve'/2 of the units for sale to residents or
City of Atascadero
Resolution No.2006-002
Page 6 of 23
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planring Services
BL Business BS:Buidrg Services
6910Nava/oaAve. Liter" FD:FreI)WatrW
GPadng Permit GrPD:Police DWa knmA
PD-25 Master Plan of Development BPBuldngPwrt CECdyEngineer
R:Final Inspection WW:WasbwaW
T0:Temporary CA City Al-"
Oecupaney
FO:FM O=V ancy
workers within the City of Atascadero, including the affordable units.The
agreement shall include the following provisions:
The units shall be offered for sale to residents or workers within the
City of Atascadero for a minimum of 60-days. During this time period
offers may only be accepted from Atascadero residents or workers;
The applicant shall provide reasonable proof to the City that at least
one of the qualified buyers is a resident or worker within the City
Limits of Atascadero;
The Atascadero resident or worker restriction shall apply to the initial
sale only-
The
nlyThe applicant shall identify which units will be reserved;and
The City Attorney shall approve the final form of the agreement.
16. A Tree Protection Plan shall be submitted with subsequent building permits GP/BP PS
for encroachment within the drip line of native trees located on the subject
I%W parcel and any adjacent properties.The applicant will contract with a certified
arborist to monitor all activity within the drip lines of existing native trees.
17 An address marker to include address for all units shall be located at the GP/BP PS
public street access point.The address marker shall be compatible with the
project architecture.
18. The emergency services and facility maintenance costs listed below shall BP PS
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 Attorney City
Engineer and Administrative Services Director prior to acceptance of any
final 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.
---19- AI Ltractmaintenance_cnsls_listed_below-shall-be199°�-fundedby the project_ ---- ---- __-
in perpetuity The service and maintenance cost shall be funded through a
Home Owners Association established by the developer subject to City
err► approval. The Home Owners Association must be in place prior to or
concurrently with acceptance of any final maps. The Home Owners
Association shall be approved by the City Attorney City Engineer and
Administrative Services Director prior to acceptance of any Final Map. The
City of Atascadero
Resolution No. 2006-002
Page 7 of 23
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL.Business BS.Buidrg Services
6910 Na vajoa A ve. License FD:Fie Depafient
GP Grading Pennit PD:Ponce Departnent
PD-25 Master Plan of Development BP Building Pennit CECitfErgineer
F:Final lnspeclion WW:Wastewater
TO:Temporary CA,City Atlomey
Occupancy
FO:Foal Occupancy
administration of the above mentioned funds, and the coordination and
performance of maintenance activities,shall be the responsibility of the Home
Owners Association.
a) All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
b) All parks,trails, recreational facilities and like facilities.
c) All open space and native tree preservation areas.
d) All drainage facilities and detention basins
e) All creeks, flood plains floodways wetlands and riparian habitat
areas.
f) All common landscaping areas street trees medians parkway
planters manufactured slopes outside private yards and other
similar facilities
All frontage landscaping and sidewalks along arterial streets
20. Prior to final map the applicant shall submit CC&Rs for review and approval BP PS,BS
by the Community Development Department. The CC&R's shall record with
the Final Map and shall include the following:
a) Provisions for maintenance of all common areas including access,
parking,street trees,fencing and landscaping in perpetuity
b) A detailed list of each individual homeowner's responsibilities for
maintenance of the individual units.
c) Residents shall keep all trash receptacles within the unit's
designated trash storage area.
d) Garages shall be maintained and used for vehicle parking.
e) No boats RV's or other type of recreation vehicle may occupy a
guest or resident parking space, including within an individual
garage
f) A provision for review and approval by the City Community
Development Department for any changes to the CC&R's that relate
to the above requirements prior to the changes being recorded or
taking effect.
21 Approval of this permit shall include the removal of 3 Native rees,totaTtng 7 BP— ---P&—BS
inches dbh. The applicant shall be required to pay mitigation fees or provide
replantings on-site per the requirements of the Atascadero Native Tree
Ordinance.Any additional removals shall be subject to Planning Commission
approval.
City of Atascadero
Resolution No.2006-002
Page 8 of 23
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS.Planning Services
BL.Business BS:Buidng Services
6910 Navaloa Ave. Lcense FD:Fire DparInnent
GP•Grading Perm t P0:Poke Department
PD-25 Master Plan of Development BPBuilirgPemit cecayEnpeer
Fl:Fowl Inspeftri WW:Waslewater
TO:Temporary CA,Gly All-"
occW—cY
F0:Final Occ*wq
City Engineer Conditions
Grading and Drainage
22. Obtain approval by the City Engineer of the grading &drainage plan and the BP,GP CE
storm drain design&facilities.
23. Submit calculations to support the design of any structures or pipes. Closed BP,GP CE
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 100 year
overflow
24 Provide for the detention of the 50 year developed storm runoff while BP,GP CE
metering out the 2 year undeveloped storm runoff Metered runoff must follow
existing drainage patterns. Onsite detention may be mitigated by the
installation of a storm drain system that ties to the existing storm drain in
Atascadero Ave. Applicant shall submit drainage calculations showing that
adequate capacity is available.
25. Show the method of dispersal at all pipe outlets. Include specifications for size BP,GP CE
&type.
26. Existing drainage patterns from adjacent properties shall not be obstructed. BP,GP CE
27 All drainage from improvements shall cross property lines within drainage FM CE
easements.
Public Improvements and Maintenance:Navaioa Avenue
28. The applicant must provide for the repair and maintenance of on-site shared
improvements. This includes roads, sidewalks, street trees, streetlights,
private sewer system, drainage facilities, recreation areas and common
landscaping. The two methods that may be used are:
a. Homeowners Association. This private organization would be responsible
for the maintenance, repair and replacement of the facilities.
b. Assessment District and Landscape and Lighting District. Funds for the
maintenance, repair and replacement of the facilities would be collected on
the property tax bill and distributed to the City
The City Engineer and City Attorney shall approve the final form prior to
recordation.
29. The Applicant shall widen Navajoa and construct curb and gutter in BP,GP CE
-- aeeordancemith-C-ity-Standards,-along-the-entire-property-frontage. ---- -- -
30 The applicant shall overlay or slurry seal the entire street frontage of Navajoa, BP,GP CE
as directed by the City Engineer
City of Atascadero
Resolution No.2006-002
Page 9 of 23
Conditions of Approval/ Timing Responsibility Mitigation
'fir+ Mitigation Monitoring Program /Monitoring Measure
Ps:Planning Services
BL Buscress BS:Burring Services
6910NavaJoaAve, GPGWngPanm Po.Police Depatnent
PD-25 Master Plan of Development BPBLWI ngPwt CE CityEnglneer
A:Flnallrsimlim WWI.waswWata
To:Temporary CA City M-ey
Occupancy
FO:Final O=parwy
SANITARY SEWER CONDITIONS
31 The applicant shall pay sewer Extension (Annexation) and Connection fees BP,GP CE
upon issuance of building permit.
32. Drainage piping serving fixtures which have flood level rims located below the BP,GP CE
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.
33. Each building shall be separately and independently connected with the public BP,GP CE
sewer
34 Private utility easements will be required for sewer laterals that cross private BP,GP CE
property lines.
35. Prior to recording the final map, provisions for the repair and maintenance of BP,GP CE
the private sewer shall be included in the CC&R's for this tract. Included shall
fir be a mechanism to maintain the private sewer such as a homeowners
association. The City Engineer and City Attorney shall approve the final form
prior to recordation.
36. Gravity mains and other sewer facilities within the subdivision shall be BP,GP CE
privately owned and maintained.
STANDARD CONDITIONS
37 All public improvements shall be constructed in conformance with the City of BP,GP CE
Atascadero Engineering Department Standard Specifications and Drawings or
as directed by the City Engineer
38. In the event that the applicant is allowed to bond for the public improvements FM CE
required as a condition of this map,the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
39 An engineer's estimate of probable cost shall be submitted for review and FM CE
approval by the City Engineer to determine the amount of the bond.
40 The Subdivision Improvement Agreement shall record concurrently with the FM CE
Final Map.
41 The applicant shall be responsible for the relocation and/or alteration of BP,GP CE
existing utilities.
42. The applicant shall install all new utilities (water gas, electric, cable TV and BP,GP CE
telephone) underground. Utilities shall be extended to the property line
n frontage of each lot or its public utility easement.
City of Atascadero
Resolution No.2006-002
Page 10 of 23
Conditions of Approval/ Timing Responsibility Mitigation
VOWMitigation Monitoring Program (Monitoring Measure
PS Planning Sw*m
BL.Business BS:Bolding Services
6910NavajoaAve. License FD:Fire Depatment
GP Grading Permit PD:Poke Depa twnt
PD-25 Master Plan of Development BRBuNngPemit CE:City Engineer
FI:Frd Irmpedon WW:wwlawa
T6 Temporay CA City Amey
Occup cy
FO Final Ocwpancy
43 The applicant shall monument all property comers for construction control and FM CE
shall promptly replace them if disturbed.
44 The applicant shall acquire title interest in any off-site land that may be FM CE
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.
45. Slope easements shall be provided as needed to accommodate cut of fill FM CE
slopes.
46 Drainage easements shall be provided as needed to accommodate both FM CE
public and private drainage facilities.
47 The final map shall be signed by the City Engineer prior to the map being FM CE
placed on the agenda for City Council acceptance.
48. Prior to recording the tract map, the applicant shall submit a map drawn in FM CE
substantial conformance with the approved tentative map and in compliance
with all conditions set forth herein.The map shall be submitted for review and
approval by the City in accordance with the Subdivision Map Act and the
City's Subdivision Ordinance.
49 Prior to recording the map, the applicant shall set monuments at all new FM CE
property comers. A registered civil engineer 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.
50. Prior to recording the map, the applicant shall complete all improvements FM CE
required by these conditions of approval
51 Prior to recording the tract map,the applicant shall have the map reviewed by FM CE
all applicable public and private utility companies (cable, telephone, gas,
electric, Atascadero Mutual Water Company). The applicant shall obtain a
letter from each utility company indicating their review of the map. The letter
shall identify any new easements that may be required by the utility company
A copy of the letter shall be submitted to the City New easements shall be
shown on the map.
52. Upon recording the final map,the applicant shall provide the City with a black FM CE
line clear Mylar(0.4 mil)copy and a blue line print of the recorded map.
53 Prior to the final inspection of any public improvements, the applicant shall FM CE
------submit-a-written-statement�rom-a-registered-civi"ngineer-that-all work_has ---- --- --
been completed and is in full compliance with the approved plans.
54 Prior to the final inspection, the applicant shall submit a written certification BP,GP CE
from a registered civil engineer or land surveyor that all survey monuments
City of Atascadero
Resolution No.2006-002
Page 11 of 23
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Busbm BS:BuNng Services
6910 Navaloa Ave, IJcem FD:ReDepatmt
GP Grating Pmt PD:Poke Department
PD-25 Master Plan of Development BPBWftPerr* CE,GtyEr*-
FI:FoW Inspecron WWI.wasbwater
TD:Tempaay CA:Gry Aftney
OOCWancy
F0:Fnal O=Vancy
have been set as shown on the final map.
55 An encroachment permit shall be obtained prior to any work within City rights BP,GP CE
of way
56. Prior to the issuance of building permits the applicant shall submit a grading BP,GP CE
and drainage plan prepared by a registered civil engineer for review and
approval by the City Engineer
Atascadero Mutual Water Company
57 Before recordation of the final map,the applicant shall submit plans to FM
AMWC for the water distribution facilities needed to serve the project.
AMWC shall review and approve the plans before construction begins on
the water system improvements. All new water distribution facilities shall
be constructed in conformance with AMWC Standards and Details and the
California Waterworks Standards(Code of Regulations Title 22, Division 4
Chapter 16). All cross-connection devices shall conform to AWWA and
California Department of Health Services standards.
►► 57 Before the start of construction on the water system improvements, the BP
applicant shall pay all installation and connection fees required by AMWC.
Subject to the approval of AMWC the applicant may enter in to a deferred
connection agreement.
58 Before issuance of building permits,the applicant shall obtain a"Will Serve" BP
letter from AMWC for the newly created lots within the subdivision.
59 Separate water meters for domestic water service are required for each BP
individual dwelling.
60 The applicant is responsible for designing and constructing water system BP
improvements that will provide water at pressures and flows adequate for
the domestic and fire prosection needs of the project.
Mitigation Measures
61 Mitigation Measure 1.c.1 The shared driveway shall be of a decorative BP PS 1.0
nature to minimize the visual impact of the paved area.
62. Mitigation Measure 1.d.1 Exterior lighting shall be limited to wall mounted BP PS 1.d.1
building lighting only All exterior lighting shall be designed to eliminate any
off site glare and shall utilize full cut-off "hooded"lighting fixtures to prevent
offsite light spillage and glare. Fixtures shall be shield cut-off type and
compatible with historic setting,subject to staff approval
63 Mitigation Measure 3.bb1 The project shall be conditioned to comply with BP BS 3.b.1
all applicable District regulations pertaining to the control of fugitive dust
(PM-)as contained in sections 6.3 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
• Asbestos has been identified by the state Air Resources Board as a
toxic air contaminant. Serpentine and ultramafic rocks are very
common in the state and may contain natura!ly occurring asbestos.
City of Atascadero
Resolution No.2006-002
Page 12 of 23
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Bus ness BS.Buldrq Services
6910 Navaloa Ave, license FD:Fire Deparknent
GP Gra*V P=* PD:Poke Deparhnent
PD-25 Master Plan of Development BPBuidrgPemit CE:City Enpmw
Fl:Finallrespection WW Wasbwater
Ta TwWary CA:city Atbmey
occupancy
Fa Final Occupacy
Under the State Air Resources Board Air Toxics Control Measure
(ATCM)for Construction,Grading,Quarrying,and Surface Mining
Operations, prior to any grading activities at the site the project
proponent shall ensure that a geologic evaluation is conducted to
determine if naturally occurring asbestos is present within the area
that will be disturbed. If Naturally Occurring Asbestos(NOA)is
found at the site the applicant must comply with all requirements
outlined in the Asbestos ATCM for Construction, Grading
Quarrying,and Surface Mining Operations. If NOA is not present,
an exemption request must be filed with the District. If NOA is
found at the site the applicant must comply with all requirements
outlined in the Asbestos ATCM. This may include development of
an Asbestos Dust Mitigation Plan and an Asbestos Health and
Safety Program for approval by the APCD Should Naturally
Occurring Asbestos be identified within the area of construction,and
the worked area will be less than or equal to one acre then the dust
control measures identified below are required If the disturbed
area is greater than one acre,additional requirements may include
but are not limited to 1)an Asbestos Dust Mitigation Plan which
must be approved by the District before construction begins,and 2)
an Asbestos Health and Safety Program will also be required for
some projects.
• Dust Control Measures for Construction and Grading Operation
Projects One Acre or Less: No person shall engage in any
construction or grading operation on property where the area to be
disturbed is one(1.0)acre or less unless all of the following dust
mitigation measures are initiated at the start and maintained
throughout the duration of the construction or grading activity-
(A)Construction vehicle speed at the work site must be limited to
fifteen(15)miles per hour or less;
(B)Prior to any ground disturbance,sufficient water must be applied
to the area to be disturbed to prevent visible emissions from
crossing the property line
(C)Areas to be graded or excavated must be kept adequately
wetted to prevent visible emissions from crossing the property
line,
(D)Storage piles must be kept adequately wetted,treated with a
chemical dust suppressant,or covered when material is not
being added to or removed from the pile;
(E)Equipment must be washed down before moving from the
property onto a paved public road- and
(F)Visible track-out on the paved public road must be cleaned using
wet sweeping or a HEPA filter equipped vacuum device within
twenty-four(24)hours.
City of Atascadero
Resolution No.2006-002
Page 13 of 23
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Bus naw BS:Building SwAim
69110 Navajoa Ave, License FD:Fre Depaknent
GP Grating Pant PD:Poke Depatrnent
PD-25 Master Plan of Development BRBuiningPwrd CE,C*E
Fl:Find Irspecion W.Waslawaher
Ta Twilvary CA:City Mom
Oaupancy
FO Final Ocagaicy
64 Mitigation Measure 4.e.1 The Grading Plan shall identify tree protection GP PS 4.e.1
fencing around the dripline of each existing on-site or off-site native tree
within 20 feet of construction activity
65. Mitigation Measure 4.e.2: Grading and excavation and grading work shall GP PS 4.e.2
be consistent with the City of Atascadero Tree Ordinance. Special
precautions when working around native trees include:
1 All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being tom from trees shall be pruned prior
to any heavy equipment work being done.
4 Vehicles and stockpiled material shall be stored outside the dripline of
all trees.
5. All trees within the area of work shall be fenced for protection with 4-
foot chain link, snow or safety fencing placed per the approved tree
protection plan. Tree protection fencing shall be in place prior to any
site excavation or grading. Fencing shall remain in place until
completion of all construction activities.
6 Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal
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66. Mitigation Measure 4.e.3 An arborists report shall be required prior to GP PS 4.e.3
project implementation. The report shall identify each native tree proposed
for removal and each tree within the project area subject to potential impact.
The report shall provide recommendations for tree pruning,tree protection
of existing native trees to remain, and identify native tree
impact/replacement mitigation per the Atascadero Municipal Code Section
9-11.5.
67 Mitigation Measure 6.b• The grading permit application plans shall include GP CE 6.b
erosion control measures to prevent soil,dirt,and debris from entering the
storm drain system during and after construction. A separate plan shall be
submitted for this purpose and shall be subject to review and approval of
the City Engineer at the time of Building Permit application.
68. Mitigation Measure 6.c.d A soils report shall be required to be submitted GP BS 6.c.d
with a future building permit by the building department.The building plans
will be required to follow the recommendations of the soils report to assure
safety for residents and buildings.
69 Mitigation Measure 8.e.f- The developer is responsible for ensuring that all BP CE 8.e.f
contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices,citations,or stop work orders.
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City of Atascadero
Resolution No.2006-002
Page 14 of 23
Conditions of Approval/ Timing Responsibility Mitigation
' Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Business BS:Bidding Services
6910 Nava/oa Ave. lkerse FD:Fie°epa`rat
GP Grackng Pent PD:Police Depatrnent
PD-25 Master Plan of Development Bl'Bull mPmt CE CityEn*.mr
Fl:Finallrq)ection WW:waslewater
TO:Temporary CA Cly Atbrney
Occupancy
FO:Final Occupancy
70 Mitigation Measure 11.d: All construction activities shall comply with the Ongoing BS/PS 11.d
City of Atascadero Noise Ordinance for hours of operation.
Construction activities shall be limited to the following hours of operation.
• 7 a.m.to 7 p.m. Monday through Friday
• 9 a.m.to 6 p.m. Saturday
• No construction on Sunday
Further particularly loud noises shall not occur before 8 a.m.on weekdays and
not at all on weekends.
The hours of construction may be modified by the Community Development
Director upon a determination that unusually loud construction activities are
having a significant impact on the neighbors.
Failure to comply with the above-described hours of operation may result in
withholding of inspections and possible construction prohibitions,subject to the
review and approval of the Community Development Director
A sign shall be posted on-site with the hours of operation and a telephone
number of the person to be contacted in the event of any violations. The
details of such a sign shall be approved by staff during the Grading
Plan/Building Permit review process.
City of Atascadero
Resolution No.2006-002
Page 15 of 23
EXHIBIT B: Master Plan of DevelopmentlSlte Plan
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City of Atascadero
Resolution No.2006-002
Page 17 of 23
EXHIBIT D: Elevations Plan A
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City of Atascadero
Resolution No.2006-002
Page 18 of 23
EXHIBIT E: Elevations Plan B
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City of Ataseadero
Resolution No.2006-002
Page 16 of 23
EXHIBIT C: Landscape Plan
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City of Atascadero
Resolution No.2006-002
Page 19 of 23
EXHIBIT F• Elevations Plans C-2
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City of Atascadero
Resolution No.2006-002
Page 20 of 23
EXHIBIT G: Elevations Pian C-1
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City of Atascadero
Resolution No.2006-002
Page 21 of 23
EXHIBIT H: Grading and Drainage Plan
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City of Atascadero
Resolution No.2006-002
Page 22 of 23
d EXHIBIT 1:Color and Materials
**See project file for colors**
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City of Atascadero
Resolution No.2006-002
Page 23 of 23
EXHIBIT J:Tree Protection Pian
Tree biex TOW
Revised OrIoUr 2005
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