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HomeMy WebLinkAbout2006-016 1 i RESOLUTION NO 2006-016 �.r RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2005-0170 (MASTER PLAN OF DEVELOPEMNT) ON APN 029-271-001 (47059 4711, 4713 El Camino Real / JRW Group) WHEREAS, an application has been received from JRW Group, Inc (1900 Spring Street, Paso Robles, CA 93446) Applicant, and Arthur and Mary Jazwiecki, (P O Box 547, Atascadero, CA 93423), Property Owners, to consider a project consisting of a General Plan Amendment from GC (General Commercial) to GC/HDR (General Commercial/Residential High Density Residential-16) and Zone Change from CR (Commercial Retail) to CR/RMF- 16/PD-27 (Commercial Retail/Residential Multi-Family-16 with Planned Development Overlay #27) with a corresponding Master Plan of Development and Vesting Tentative Tract Map on a 1 71-acre site located at 4705, 4711, and 4713 El Camino Real (029-271-001), and, WHEREAS, the Planning Commission has recommended that the site's General Plan Designation be changed from GC (General Commercial) to GC/HDR (General Commercial/High-Density Residential), and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from CR(Commercial Retail) to CR/RMF-16/PD-27 (Commercial Retail/Residential Multi-Family-16/Planned Development Overlay#27), and, WHEREAS, the PD-27 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 2005-0063 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 January 17, 2006, studied and considered the Conditional Use Permit 2005-0170 (Master Plan of Development), after first studying and considering the Proposed fir►„ Mitigated Negative Declaration prepared for the project, and City of Ataseadero ' Resolution No.2006-016 Page 2 of 38 WHEREAS, the City Council of the City of Atascadero held a public hearing on February 14, 2006 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration, and, NOW THEREFORE, the City Council of the City of Atascadero takes the following actions SECTION 1 Findinp_s 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-27 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 fir• 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, 7 Benefits derived from the Master Plan of Development and PD-27 overlay zone cannot be reasonably achieved through existing development standards or processing requirements, and, 8 That the project does not include the standard Council-required landscape buffering adjacent to single-family residential zoned properties which occurs on the north side of the project site 9 That the characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by the parking code and that reduced parking will be adequate to accommodate on the site all parking needs generated by the use. ' City of Atascadero ' Resolution No.2006-016 Page 3 of 38 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. SECTION 3. Approval. The City Council of the City of Atascadero, in a regular session assembled on February 14, 2006, resolved to approve Conditional Use Permit 2005-0170 (Master Plan of Development) and Tree Removal Permit subject to the following: 1 EXHIBIT A Conditions of approval/Mitigation Monitoring Program 2 EXHIBIT B Master Plan of Development/Site Plan 3 EXHIBIT C Landscape Plan 4 EXHIBIT D Elevations 5 EXHIBIT E Building A Composite Plan libow 6 EXHIBIT F Building B Composite Plan 7 EXHIBIT G• Building C Composite Plan 8 EXHIBIT H Building D Composite Plan 9 EXHIBIT I Grading & Drainage Plan 10 EXHIBIT J Tree Resource Assessment 11 EXHIBIT K. Color and Materials '%r ` City of Atascadero Resolution No.2006-016 Page 4 of 38 On motion by Mayor Pro Tem Pacas 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, Luna, Pacas and Mayor O'Malley NOES None ABSTAIN None ABSENT Council Member Scalise ADOPTED February 14, 2006 Y OFAC ROA Tom O'Malley, Ma r ATTEST Marcia McClure Torgerson, C.M.0 City Clerk APPRO D AS RM Patrick., ri , City Attorney ' City of Atascadero Resolution No.2006-016 Page 5 of 38 �irrr EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program PD-27 Master Plan of Development(GPA 2005-0015/ZCH 2005-0104/ZCH 2005-0106/CUP 2005-0170) Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL Business BS:Buildng Services E/Camino Court License FD:Fre Depaitmnt GP Grading Perm t PD:Police Departwt PD-27 Master Plan of Development BF"Buidng Panit CE:City Eng'w FI:Final Inspection WW:Wastewaler TO:Tenlioray CA City Allorney occwany FO Final Occupancy 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 2005-0104 and ZCH 2005-0105 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 BP/FM PS,CE approve the following minor changes to the project that(1)modify the site plan project by less than 10%,(2)result in a superior site design or appearance,and/or(3)address a construction design issue that is not fir+ substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 4 Approval of this Conditional Use Permit shall be valid for twelve(12) 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 BP/FM PS,CE consistent with the Master Plan of Development contained herein. 7 All exterior elevations,finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBIT B through K with the following modifications: All exterior material finishes(siding,trim, doors,windows, light fixtures, garage doors)shall be durable,high quality and consistent with the architectural appearance. Side and rear residential elevations shall match the color architectural detail materials window and door detail roof eaves trellis elements, w balconettes, iron accents,and shutter accent elements of the proposed front elevations,as conditioned City of Atascadero ` Resolution No.2006-016 Page 6 of 38 Conditions of Approval I Timing Responsibility Mitigation s Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL Business BS:Building Services El Camino Court License FD:Fre DepartrneM GP Grading Pemd PD:Police Depatnerd PD-27 Master Plan of Development BPBuadingPark CE Uy Engineer Fl:Final Inspection WW:waste%a T0:Tengorary CA.City Mornay Occupaq F0:Final Occupancy Decorative iron accents as shown on the proposed elevations shall be of architectural quality Pre-cast architectural ornaments from manufactured stone or similar shall be placed in front building elevation A and B roof gable area of as identified on Building Exhibit D subject to staff approval. Vinyl frame windows and grids shall be taupe or beige in color subject to staff approval. All trash storage recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures. Any proposed exterior street, pedestrian,or building mounted light fixtures shall be of architectural grade and design and shall be compliment the architectural style,subject to staff approval. As proposed by the applicant,stucco siding shall be smooth troweled on buildings A and B(front buildings along EI Camino Real),and may be smooth sand finish or similar finish on Buildings C and D(rear buildings). Tile roofs shall be architectural grade per Exhibit K. 8 Metal car port structures shall be of simple high-quality design and BP PS,BS material and be of color(s)to match or compliment the proposed on-site building body colors,subject to staff approval. 9 All site work,grading,and site improvements shall be consistent with BP/FM PS,BS,CE the Master Plan of Development as shown in EXHIBIT B though I. 10 A final landscape and irrigation plan shall be approved prior to the BP PS,BS issuance of 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. • London Plane street trees shall be provided along EI Camino Real at a maximum spacing of 30 feet on center per Exhibit C ■ Proposed landscape plant materials shall include the primary use of native and drought-resistant trees,shrubs and groundcovers, subject to staff approval. ■ Street and open space trees shall be minimum 15-gallon size and double staked. ■ Increase the tree planting in areas adjacent to single-family residential along the northern portion of the project site to create a visual landscape screen between the properties. ■ In order to meet the 25%landscape code requirement,the proposed decorative paving entry shall be applied on-site in the following City of Ataseadero Resolution No.2006-016 Page 7 of 38 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL.Business BS:BL"ng Services El Camino Court License FD:Fire Depatrnent GP Grating Permit PD:Police DepAnent PD-27 Master Plan of Development BP WilingPemtit CE:City Engineer A:Final Inspection W.Wastewater TO:Temporary CA Od Attorney Occupancy F0:Final Occupancy areas: At the project entry of EI Camino Real to the central open space parking area;and at the two crosswalk"areas within the parking lots. Decorative pavement location,color and style are subject to staff approval. 11 All project fencing shall be installed consistent with EXHIBIT B and C GP/BP PS subject to the following modifications: ■ A solid masonry wall of not less than six(6)feet in height shall be placed and maintained on interior lot lines abutting property zoned for single family residential use. Colors and materials of walls and any other fencing shall be of architectural quality and match or compliment proposed buildings,subject to staff approval. 12. Final selection of colors and materials identified in EXHIBIT I shall be GP/BP PS subject to staff approval. 13 Affordable Housing Requirement: The applicant shall deed restrict the GP/BP PS,CA following minimum for-sale residential units for 45 years and for-rent residential units for 55 years,and prior to or concurrently with the final map,as follows: ■ 6 units at the low-income rate. All units shall be distributed throughout the project,subject to staff approval. 14 Workforce Housing: Prior to recordation of final map,the applicant shall BP PS,CA enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or 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 applicant shall identify which units will be reserved;and The City Attorney shall approve the final form of the agreement. 15. Any future development signage shall be architecturally compatible with BP PS the proposed buildings. All future signage shall be subject to the review City of Atascadero Resolution No.2006-016 Page 8 of 38 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL.Business BS.Bolding Services El Camino Court License FD:Fre Deparlment GP Grating Permit PD:Police Department PD-27 Master Plan of Development BP Building permit CE.City Engineer Fi:Final Inspection WW:Wastewater TO:Temporary CA City Attorney yup--f FO:Final Occupancy and approval of planning staff No signage shall be placed above the first floor roofline. No signage shall be permitted facing the proposed residential uses. 16. An accurate Tree Protection Plan shall be prepared for encroachment GP/BP PS within the drip line of native trees located on or adjacent to the subject parcel.The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. 17 The emergency services and facility maintenance costs listed below BP PS 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 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. 18. All tract maintenance costs listed below shall be 100% funded by the BP PS project in perpetuity The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City 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 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 common landscaping areas, street trees, medians, parkway City of Atascadero Resolution No.2006-016 Page 9 of 38 Conditions of Approval/ Timing Responsibility Mitigation '% Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL Business ery BS:Wiling Sces E/Camino Court License FD:Fine Department GP Grading Pemit PD:Police Department PD-27 Master Plan of Development BPBuildngPemit CE:CityEngureer Fl:Final Irspedon WW:Wastewater TO:Temporary CA City Attorney Occupancy FQ Final Occupancy planters, manufactured slopes outside private yards, and other similar facilities. f) All frontage landscaping and sidewalks along arterial streets 19 Prior to final map the applicant shall submit CC&Rs for review and BP PS,BS approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a) Provisions for maintenance of all common areas including access,parking,street trees,fencing and landscaping. b) A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. c) Individual unit's responsibility for keeping all trash receptacles within the unit's designated area. d) 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. 20 Approval of this permit shall include the removal of 3 Native Oak Trees, BP PS,BS totaling 74 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. 21 Sit down eating and drinking establishments, restaurants, and similar Ongoing PS uses of high parking demand not listed in the permitted or conditionally permitted uses of PD-27 may not be permitted on the project site per the project shared parking program. 22. The mixed-use (residential/commercial) buildings shall be constructed BP PS,BS before or simultaneously with the residential portion. Buildings with commercial use shall be permitted first and the first permit to be finaled in the project shall be these mixed-use building permit(s). 23. Shared parking program shall be managed by an on-site manager On- BP PS,BS site parking shall identify a minimum of one full-size covered parking space for each residential unit. Shared parking spaces shall be located adjacent to Buildings A and B (Mixed-Use Buildings) and shall be available for commercial space use and residential guests. Parking signage shall be placed on-site directing visitors and commercial use patrons to the appropriate parking space locations. City Engineer err ' City of Atascadero ' Resolution No.2006-016 Page 10 of 38 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL.Business BS.Buadng Services E/Camino Court Ixense FD:Fre Departrrient GP Grading Pend PD:Potce Department PO-27 Master Plan of Development BPI Bu16rgPerrrit CE City Engineer FI:Final Inspedon WW:Wastewater TO:Temporary CA C ty Attorney Occupancy F0:Anal Occupancy PROJECT SPECIFIC CONDITIONS Drainage: 24 The applicant shall provide on-site storm water detention in accordance BP,GP CE with City Engineering Standards. Plans and supporting calculations will be reviewed at the time of grading permit application submittal Public Improvements and Maintenance: 25 San Anselmo Road shall be improved from the southwesterly exit BP,GP CE from the K-Mart plaza to the intersection of San Anselmo and Highway 101 Existing pavement on the northerly side of San Anselmo shall be widened to provide for a 6'median,two 12' lanes a 4 bike lane,and City standard curb,gutter,and sidewalk. 26. Full frontage improvements shall be required on EI Camino Real BP, GP CE Improvements shall match those on either side of the project to provide for a smooth curb,gutter,and sidewalk alignment. FM CE 27 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. Sanitary Sewer: 28. All onsite sewer mains shall be privately owned and maintained. BP,GP WW 29. Prior to recording the final map, provisions for the repair and BP,GP WW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 30 Applicant shall pay sewer extension (Annexation), Connection and BP,GP WW Reimbursement fees(if applicable)upon issuance of building permit. City-of Atascadero Resolution No.2006-016 Pagel] of 38 Conditions of Approval/ Timing Responsibility Mitigation v Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL Busrress BS:Building Services E/Camino Court License FD:Fre Depaitrnenl GP Grading Permit PD:Pdice DWartrnent PD-27 Master Plan of Development BP*BuNdrrgPemrt CE-City Enginm Fi:Final I speclion WW:Wastewater To:Temporary CA City Attorney Occupancy FD Final Occupancy 31 Gravity mains within the subdivision shall be sized according to City BP,GP WW Standards. 32. Drainage piping serving fixtures which have flood level rims located BP WW below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve 33 All sanitary sewer (SS) mains shall terminate in manholes unless SP WW extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection STANDARD CONDITIONS 34 In the event that the applicant is allowed to bond for the public BP,GP CE improvements required as a condition of this map the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 35. An engineer's estimate of probable cost shall be submitted for review FM CE and approval by the City Engineer to determine the amount of the bond. 36. The Subdivision Improvement Agreement shall record concurrently with FM CE the Final Map. 37 All public improvements shall be constructed in conformance with the BP CE City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 38. The applicant shall enter into a Plan Check/Inspection agreement with BP,GP CE the City 39 The applicant shall be responsible for the relocation and/or alteration of BP,GP CE existing utilities. 40. The applicant shall install all new utilities(water gas, electric, cable TV FM CE and telephone)underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 41 The applicant shall monument all property comers for construction BP,GP CE control and shall promptly replace them if disturbed. 42. The Subdivision Improvement Agreement shall record concurrently with FM CE the Final Map All public improvements shall be constructed in Cllr- conformance with the City of Atascadero Engineering Department City ofAtascadero Resolution No.2006-016 Page 12 of 38 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL Business BS.Building Services E/Camino Court License FD:Fre Department GP Grading Perm t PD:Poke Department PD-27 Master Plan of Development BRBu7dingPemit CE:City Engineer FI:Final Inspection WW:Wastewater TO:Temporary CA City Money Occupancy F0:Final Occupancy Standard Specifications and Drawings or as directed by the City Engineer The applicant shall enter into a Plan Check/Inspection agreement with the City The applicant shall be responsible for the relocation and/or alteration of existing utilities The applicant shall install all new utilities (water gas, electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement The applicant shall monument all property comers for construction control and shall promptly replace them if disturbed. 43. A preliminary subdivision guarantee shall be submitted for review in FM CE conjunction with the processing of the parcel map 44 All existing and proposed utility pipeline, open space, or other FM CE easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 45. Prior to recording the tract map, the applicant's surveyor shall set FM CE 1%W monuments at all new property comers or shall indicate, by certificate on the final 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. 46. Prior to recording the tract map, the applicant shall have the map FM CE reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company which indicates their review of the map. The letter shall identify any new easements, which 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 parcel map. 47 Upon recording the final map,the applicant shall provide the City with a FM CE black line clear Mylar(0 4 mil)copy and a blue line print of the recorded map. 48. Prior to the final inspection of any public improvements, the applicant BP CE 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. (space intentionally left blank) cul►' - City-of Ataseadero Resolution No.2006-016 Page 13 of 38 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL.Business BS:Building Services E/Camino Court License FD:Fre Department GP Grading Penrit PD:Police Departrnent PD-27 Master Plan of Development BP BuadingPenit CE:City Engineer FI:Final Inspection WW:Wastewater TO:Temporary CA City Agorney Occupaq FO Final Occupancy Mitigation Measures Exhibit A Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program EI Camino Court-General Plan Amendment 2005-0015/Zone Change GP GradingPenit PS:Planning Services BR Building Penit BS:Building Services 2005-0104/Zone Change 2005-0105/Conditional Use Permit 2005-0170/ Taremporary FD:FreDepartrent PD:Police Departrnenl TTM 2005-0076 Analinspeclion CE.City Engineer F0:Final Occupancy WW:Wastewater cn City AWney 4705 4711 4713 EI Camino Real AMWO:Water Cornp. Mitigation Measure 1.c.1. The following landscape mitigations shall BP BS,PS,CE 1.c.1 apply- Fencing shall be complimentary in color and material to the proposed architectural theme. ■ The project landscaping shall include street trees along EI Camino Real street frontage. • All proposed trees shall be shade trees of 15-gallon minimum size and shall be double staked Mitigation Measure 1.c.2: The proposed buildings shall include the use BP BS,PS,CE 1.c.2 of earth tone paint and roof colors. Mitigation Measure 1.d.1 If exterior parking lot lighting is proposed it BP BS,PS,CE 1.d.1 shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off "hooded"lighting fixtures to prevent offsite light spillage and glare Any luminary pole height shall not exceed 14-feet in height,limit intensity to 2.0 foot candles at ingress/egress and otherwise 0 6 foot candle minimum to 1 0 maximum within the site. Fixtures shall be shield cut-off type and compatible with neighborhood setting subject to staff approval Mitigation Measure 3.b.1 The project shall be conditioned to comply BP GP BS,PS,CE 3.b.1 with all applicable District regulations pertaining to the control of fugitive dust(PM-10)as contained in sections 6.3 6.4 and 6 5 of the April 2003 Air Quality Handbook. Section 6.3. Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment,including but not limited to bulldozers,graders,cranes, loaders scrapers backhoes generator sets compressors,auxiliary power units,with ARB certified motor vehicle diesel fuel (Non-taxed version suitable for use off-road). City of Atascadero ' Resolution No.2006-016 Page 14 of 38 Conditions of Approval I Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL.Business BS.Building Services El Camino Court License FD:Fire Deparknent GP Grading Perrrd PD:Police Departnent PD-27 Master Plan of Development BP BuddingPemrt CE.City Engineer FI:Final Inspection WW:Wastewater TO:Temporary CA City Atlaney OccWanc-y F0:Final Occupancy ■ Maximize to the extent feasible the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. • Install diesel oxidation catalysts(DOC),catalyzed diesels particulate filters(CDPF)or other District approved emission reduction retrofit services(Required for projects grading more than 4 0 acres of continuously worked area): Section 6.4. Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period ■ Schedule of construction truck trips during non-peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period if necessary ■ Phase construction activities, if appropriate. Section 6.5. Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency will be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable)water should be used whenever possible. C All dirt stockpile areas shall be sprayed daily as needed D Permanent dust control measures identified in the approved project re-vegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that designated for reworking at dates greater than one month after initial grading shall be sown with a fast-germinating native grass seed and watered until vegetation is established. F All disturbed soil areas not subject to re-vegetation should be stabilized using approved chemical soil binder jute netting,or other methods approved in advance by the APCD G. All roadways,driveways,sidewalks, etc,to be paved shall be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt,sand soil,or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer)in accordance with CVC Section 23114 J Install wheel washers where vehicles enter and exit unpaved roads onto streets,or was off trucks and equipment leavin the ' City of Atascadero Resolution No.2006-016 Page 15 of 38 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL Business BS:Building Services E/Camino Court sense FD:Fire Department GP Grading Permit PD:Police Department PD-27 Master Plan of Development BP BwldingPer it CE:City Engineer Fl:Final Inspection WW:Wastewater TO:Temporary CA City Aftaney Occupancy FO:Final Occupancy site K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering as necessary to prevent transport of dust off site The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure Mitigation Measure 4.e.1 Grading and excavation and grading work BP PS,BS 4.e.1 shall be consistent with the City of Atascadero Tree Ordinance Special precautions when working around native trees include: 13.All existing trees outside of the limits of work shall remain. 14 Earthwork shall not exceed the limits of the project area. 15 Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done 16 Vehicles and stockpiled material shall be stored outside the dripline iiyly+ of all trees. 17 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. 18.Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.2. All recommendations contained within the BP PS,BS 4.e.2 project arborists report prepared by Tree Resources Assessment, Barbella's Tree Service shall be applied to the proposed project in terms of each native tree proposed for removal and each tree within the project area subject to potential impact. All native tree impact/replacements shall be per the Atascadero Municipal Code Section 9-11 105. Mitigation Measure 4.e.3 The developer shall contract with a certified BP PS,BS 4.e.3 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion,as follows. (a) A written agreement between the arborist and the developer outlining an arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre-construction meeting with engineering /planning staff grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree ' City of Atascadero ' Resolution No.2006-016 Page 16 of 38 y Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL.Business BS:Building Services E/Camino Court License FD:Fre Deparlinent GP(xading Permit PD:Police Depa anent PD-27 Master Plan of Development BRBuBdingPemit CE Cily Enoneer FI:Final Inspection WW:Wastewater TO:Tenporary CA City Attorney Occupancy F0:Final Occupancy protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree s root zone area. (c) As specified by the arborist report and City staff• ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy grub only and do not grade nor compact. Install porous pavers over a three-inch bed of/.inch granite covered with one-inch pea gravel for screeding If curbs are required use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one-foot by one-foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented the trees designated for protection were protected during construction, and the construction- related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.4 All tree removals identified in the Tree BP PS,BS 4.e.4 Resources Assessment,dated 7/19/05 shall be mitigated as prescribed by the Atascadero Native Tree Ordinance Mitigation Measure 5.b.1 Design an appropriate Phase II archaeological GP PS,BS,CE 5.b.1 sampling strategy Mitigation Measure 5.b.2: Monitoring of all earth disturbance by a GP PS,BS,CE 5.b.2 qualified subsurface archaeologist and native monitor during construction activities. Mitigation Measure 5.b.3. Cultural soils must remain on site of they are GP PS,BS,CE 5.b.3 moved and/or disturbed. lir►' City of Atascadero ' Resolution No.2006-016 Page 17 of 38 fir+ Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Planning Services BL.Business BS:Building Services E/Camino Court License FD:Fire Deparbnent GP Grading Permit PD:Police Depart nem PD-27 Master Plan of Development BP BuidingPermit CE:City Engineer F:Final Inspection WW:Wastewater TO:Temporary CA City Attorney occWaccy FO:Final Occupancy Mitigation•Measure 6.b.1 The grading permit application plans shall BP GP PS,BS,CE 6.b.1 include 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. Mitigation Measure 6.c.1. A soils report shall be required to be submitted BP,GP PS,BS,CE 6.c.1 with a future building permit by the building department. Mitigation Measure 7.b.1 Per the Phase I Environmental Site BP PS 7.b.1 Assessment,further investigation of the former commercial building area is necessary to better determine if the site had been adversely impacted by previous auto garage or painting use Mitigation Measure 8.e.f.1 The developer is responsible for ensuring GP PS,BS,CE 8.e.f.1 that all contractors are aware of all storm water quality measures and that such measures are implemented Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices,citations,or stop orders Mitigation Measure 11.d.1 All construction activities shall comply with BP GP PS,BS,CE 11.d.1 the City of Atascadero Noise Ordinance for hours of operation, and as follows- 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 Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. 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. Staff shall approve the details of such a sign during the Gradin Plan/Building Permit review process. City of Ataseadero ' Resolution No.2006-016 Page 18 of 38 y Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL Business BS:Bolding Services E/Camino Court Lice- Fir FD: e Deparlinent GP Gradng Pemd PD:Police Departinenl PD-27 Master Plan of Development BP BuklirgPemit CE.City Engineer FI:Final Inspection WW:Wastewater TO:Tarporay CA City Attomey OCcuPanc'y F0:Final Occupancy BP,GP PS,BS,CE 13.1 Mitigation Measure 13.1 Project Road and Landscape Maintenance and Emergency Services Funding: The emergency services and road maintenance costs of the project shall be 100% funded by the project in perpetuity The service and maintenance cost may be funded through a benefit assessment district or other mechanism established by the developer subject to City approval. The funding mechanism must be in place prior to or concurrently with acceptance of the any 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 and the coordination and performance of maintenance activities shall be by the City a) All Atascadero Police Department service costs to the project. b) All Atascadero Fire Department service costs to the project. c) All streets, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. d) All parks,trails, recreational facilities and like facilities. e) All open space and native tree preservation areas. f) All drainage facilities and detention basins g) All common landscaping areas, street trees, medians parkway planters manufacture slopes outside private yards, and other similar facilities. h) All drainage facilities and detention basins. i) All common landscaping areas, street trees medians, parkway planters, manufacture slopes outside private yards, and other similar facilities City of Atascadero ' Resolution No.2006-016 Page 19 of 38 Conditions of Approval I Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS.Flanning Ser es BL.Business BS.Building Services El Camino Court Ucense FD:Re Departrnent GP Grading Pend PD:Police Departroent PD-27 Master Plan of Development BP Building Pend CE:City Engineer Fl:Final Inspection WW:Wastewater TO:Temporary CA,C y Attorney OccuP--y FOr.Final Occupancy Mitigation Measure 15.a: The project shall widen west bound San BP PS,BS,CE 15.a Anselmo between the US 101 north bound on-ramp and the K-mart driveway to provide a landscaped median,two west bound lanes and a bike lane. This work will require approval by Caltrans. This improvement will provide a dedicated lane for traffic entering the US 101 north bound on ramp which will improve the operation of the US 101 north bound off ramp and east and west bound San Anselmo. This project is required to pay Development Impact Fee per the Circulation System of Atascadero The design and construction of these improvements is eligible for credit to the fees. The actual design and construction costs must be submitted to the City for credit.Administration of designing, approval and construction of these improvements is not eligible for credit to the fees. City of Atascadero Resolution No.2006-016 Page 20 of 38 EXHIBIT B: Master Plan of Development/Site Plan ......_" .r:`.._.._ 1 Dil.airs iH nvT.a'VYw .�F' a.; zt - 41 . 7 At- k a" a1 ,. j EL CAMINO REAL i ""��=/��*• ,tis d.�,i^Y,,.�-,g , — — City of Atascadero Resolution No.2006-016 Page 21 of 38 %r EXHIBIT C: Landscape Plan E u C E s tt t6ta�.r},.11A+dtl+k:Y .. I bM+rt cdk's•1 xt— ,� 1� .s./ ;,y..-. ��.> :.'t 1 C .C�}tS. ?�.�"ub w�µmtat UL r ma z i y � • - � . fix: �........�.sa.-^ �raa�ce�: �aris w'•Efs ��a's5�i:��r.�' .�'' EL CAMINO REAL .•.—._. ,S�rR`SG�:pL'.f1*"�EL(jt db:^Msat T City of Atascadero Resolution No.2006-016 Page 22 of 38 EXHIBIT D: Elevations i R? � 1 J� Qi BUILDING A - FRONT BUILDING B -FRONT BUILDINGS A&.B END BUILDfNG, C -IND KEYNOTES — 4r iyfe+soK:.Y..ink rwnm .a+v. .a++rY.w.�an:un.a.tam BUILDING C - FRONT/REAR t{ , :BUILDINTG D- .MONT I REAR BUILDING U-END KEYNOTES i�rr City of Atascadero Resolution No.2006-016 Page 23 of 38 EXHIBIT E: Building A Composite Plan --- T .,. .__....... f� r }'� q! iC'�b�1.3 " L'3fietat i :tsRYS.ffigIR 6ffi]t3 K4l: K�ID@4 iiT.`� -;',1L86�i W..BtiT:i.`. m62i2�, ICS LRi7dC �•�-9!_$�4i4 rte. : f ?; Po'+ 3L-'- L] 'LlkaLi 1V. LT. Yd'&.B:521. MOD" SECOND FLOOR THIRD FLOOR ,.......�. --____........ _....ac __...._.._.._.....--- 1. -----._......,_._.tea___.._....._.._.__._-''sti N EY- 0" — 1 ` gyff! ¢tfi$8 I R.CT& S.EAaE V 5vl S i ¢ss S --' BUILDING 'A' _.__GROUND FLOOR COMPOSITE PLAN City of Atascadero ` Resolution No.2006-016 Page 24 of 38 1%W EXHIBIT F: Building B Composite Floor Plan -.. .n r . � Lr. i-........ .......... M. .. _. .. .......... ._.l J _ Ki+:ue.l ' Li :Y�ti.1AYb1 t 6aYY.4 LY.1 w 5'LS ffi" 1 Z"9^&Y pop .' j Psi• -s .. t J1L riatti+ pr, + t+T1Y5 ffi7QS'3 y�3U-SM - Swu a � Mr ..utm .. LL 1413 967s;Y1L:. ua..m�7Y it"bri.itASN vl. k.itx1' ufCYa.Va11, L^atlt.�Rle '�m�'x�t SECOND FLOOR .. ..__..�.- THIRD FLOOR > j CA), �p ........... �._._..... _-� r wz s 3f,TAtl tEn« SFAL.;;; _p ..... r, +-... ._ . .Lll1,iLLlN\.71� rLy' _. _GROUND FLOOR COMPOSITE PLAN City of Atascadero Resolution No.2006-016 Page 25 of 38 EXHIBIT G: Building C Composite Plan 02 .........41 : --'--'--- r_ _ _.r_x.w.._.. .xx,_.,Y.. car .}...._ ... V { 3 Mt AL A AJ f--' ID'`� tYA&.li7Lit +•• .., rS]4l.df.[Y �� T'�C3r'b i �'4::L4 L'3�S.L�4 e..m:.aa+. � re-r..-u i � � r• pygg r-%v� � .. �' bY"anY,.! a!faKh , h < 4 �,: s �� } -__.. GL'SGY�. �M&.b7A --� � , OLRS•6M _ 10Efr 3Yat SiLLLL "SECOND FLOOR TFUR.D FLOOR a::c,}.ax�........cx._,_�a:•�'M..•t ... (��___<.,_.r...�....•t_..s�x....�cxf:�s:f. zs x:s;�sx'i i xya.s� &Mea Mau i Y..41'ti. xit�8a c-SwDa. _ .r.in� ZZ IYLSS -'EA3eT #` BGT.KCx1 '�'dt2 :2�X'i.27•# � ffi4aM.1 lil GROUND FLOOR BUILDING 'C' COMPOSITE PLANTS ' City of Atascadero Resolution No.2006-016 Page 26 of 38 EXHIBIT H: Building D Composite Plan r..._ .•,r .._fie—:--.—.Y......_...._.x'.�L._ ..�. y o:F._._...... Y'4G.:R:.,r!::Yr T _ Kim. «u �~ c —wr SECOND FLOOR THIRD FLOOR IT v ;..._.. - —._ _..� r ---------- .4q S.,✓f .... i' ..... ...� x.±s._..y � Z e.wd U3IIiN CrF38Et GROUND FLOOR BUILDING 'D' COMPOSITE PLANS City of Atascadero Resolution No.2006-016 Page 27 of 38 EXHIBIT I:Grading and Drainage Plan 4 Y i be �k F REAL CONCEPT GRADIN �. City of Atascadero Resolution No.2006-016 Page 28 of 38 EXHIBIT J:Tree Resource Assessment TREE RESOURCES ASSESSMENT F10 R 7 HE MIXED USE DEVELOPMENT 4705,4711 and 4713 Fl Camino Real Atascadero,California Assessor's Parcel 029-271-001 INTRODUCTION Barbel la's'rree Service conducted a tree assessment for the 171 acre El Camino Real project site, located in the city of Atascadero,California. The site is located in San Luis Obispo County south of Valdez Avenue on El Camino Real, in the CoastalRange at an elevation between 922 and 955 feet based upon the basis of elevation benchmark found at the northeast comer of El Camino Real and F=t Mail,having and elevation of 100.00 NAVD88. Five existing structures were found on the property(refer to the enclosed'ropographic survey Figure 2). According to the developer,these existing structures are scheduled for demolition iitllrr within the next few weeks. The majority of the project site is currently an undeveloped property surrounded by residences on two sides(northwest and northeast)and a commercial shopping center along its southeast border. The southwestern property boundary parallels El Camino Real, and U S.highway 101 (refer to the location map,Figure 1). 'rhe site slopes gently from tear to front at 5 to 101%gradients. RE.GULATORY FRAMEWORK The City of Atascadero's Native`free Regulations(Title 9 Chapter 11 of the Atascadero Municipal Code)includes native the protection of trees with a diameter at breast height(dbh)of at least two(2)inches for deciduous native oaks,California Sycamore(Plamus Racemosa Null) and madrones(Arbulw.k.fenziesfi),or four(4)inches dbb or greater for all other protected native trees. The Ordinance is in effect to promote the preservation,maintenance and regeneration of natural flora and fauna which enhance the community of Atascadero. Removal of trees meeting the above criteria are regulated by this ordinance,and require the development of a tree protection plan for new development which may impact native trees. METHODOLOGY Field Assessment A field survey of the site was conducted during a site visit by Barbella!s'Free Service arborist during June,2005 Tree location survey data was provided by Wilson Land Surveys(refer to FJ Calming Ond Mixed Use Dryclopmrat ragr.I City of Atascadero Resolution No.2006-016 Page 29 of 38 Figure 2), and confirmed while on-site by John Barbella. The trees were located,measured and evaluated. We confirmed data for each regulated tree indicated on the survey noting the following information: 0 species 4 diameter(s)at breast height(4.5 feet above root crown) ♦ dripline radius(feet) # health and vigor(poor fair or good) ♦ structure(poor,lair or good) In addition,notes regarding location and general observations were also recorded. This daw was summarized into a spreadsheet and are presented as Appendix A. i Data The Vincent Company Architects provided to 13arbella's Tree Service-a,property survey,which included the existing structure and tree locations (Figure 2), Additionally a conceptual site design was provided,which included the locations of existing trees to be preserved,and identified proposed impositions on the drip lines of titc trees to rennin. 'Tree assessment infon-nation from our field assessment was entered into a spreadsheet for summery and statistical purposes. bra RESULTS Vegetation I Two habitat types occur on(lie property- Oak woodland and annual grassland. Annual grassland.The majority of the project site contains annual grassland;habitat. Most of this habitat consists ofruderal species common on disturbed sites. Dominant species include native Bras es,soft chess,vetch,rose;clover yellow~,star thistle,and wild oat. Non-native plantings, including corn,were present in the northeast corner ol'ihe site. Oak woodland. The project site contains several targe:examples of native Coastal Live Oafs (Quercus Agrifoha),with drip lines exceeding 7i):feet in diameter The major trees are located in the center front half of the site,and are identified as trees A.B3 C,1)and l:i oil the'Topographic Survey(figure ure 2). Additionally a Chinese I.Am(Uhnus Pary vlia)and several non-native trees were fowid on-site. 7`hc oak woodland understoiT consists of a v ariety:of the same grasses and fortis found within the armual grassland areas. Tree Data The site as evaluated included thirteen trees, of which five were considered to be native(Quercus grifolia,Coastal Live Oaks). The evaluation was limited to the native trees,with the addition of U CAmieo Court.%4"I,()at nevelopmeut Xspe 2 City of Atascadero Resolution No.2006-016 Page 30 of 38 one considered non-native(t,'lmus Parvijnlia,Chinese Elm)as it is of size and quality that it may be considered for preservation.The remaining seven trees found on-site include non-native trees such as pines,and are considered outside of the City of Atascadero Native Tree Ordinance As such,these trees are considered removable v4thout mitigation,however,the developer may want to consider preservation of the trees not in the area of development as they exhibit reasonable health and structure and would be an asset for the proposed development. The five native trees were located,measured and evaluated. Four of the oaks(trees A,B,C and E)are single trunk trees..with only one tree(tree D)considered a multi-trunk tree( refer to Figure 2 for locations). Single trunk diameters range from 27 to 34 inches,with drip lines ranging from 48 to 85 feet in diameter. Multi-trunked tree diameters range from 18 to 28 inches,with a drip line of 58 feet in diameter The Chinese Elm(tree F)is a single trunk tree,16 inches in diameter with a 24 foot drip line diameter Health,Vigor,Structure All five of the native trees(100%)were assessed to be in good health and have good stricture. In regards to the health and vigor only tree F was rated as fair with all remaining tries rated as good. The majority of the problems with individual trees include crowned and suppressed growth :form,poor branching stricture,and issues elating to proximity to buildings proposed for demolition and associated work. CONCLUSION&RECOMMENDATIONS In evaluating the trees and reviewing the proposed development,it appears that the most significant examples of the Coastal Live Oak(trees A,B and.C)are excellent candidates for preservation. Due to their location adjacent to buildings to be demolished,it appears that trees 1) and E will likely sustain damage to their root systems due to heavy equipment and excavations Which snakes them less likely to survive the development. On this basis,these trees may require removal and mitigation measures as noted in the City of Atascadero Native Tree Ordinance Other non-native trees(especially in the northeast corner of the site)fall into areas of the development where they maybe retained,however this will depend largely on grading operations required for the development. In regards to specific recommendations for this development,they are as follows: ♦ At trees A and B,grading will not be permitted within a 20'-0"radius of the base of each tree. Cuts required adjacent to these zones shall be reviewed by the arborist prior to commencing the work. The addition of any filltoraise grades within this gone is prohibited. ♦ At tree C,the existing adjacent grade shall be maintained for a distance of at least 12 feet from the property line. Retaining walls shall be installed where cuts are required outside of the 12 foot limit,with french drains installed at the base to prevent the accumulation of FI Camino Court Mi%td ilxt Drvrinp.,nt Pngr 3 City of Atascadero Resolution No.2006-016 Page 31 of 38 moisture in the root•rr>ne. At the cut for the retaining wall,proper root pruning by an arborist is required for all roots one inch diameter and larger 4 Adequate barriers/protection shall be provided at trees to be preserved to keep heavy equipment from driving over the roots within the drip line of each tree. The arborist shall be consulted in establishing the limits of these protection measures. 4 Tree pruning for trees A,B and C shall remove dead wood only. The canopy shall not be thinned,however,lower branches may be trimmed tip to allow for vehicular mid pedestrian traffic + Landscaping under the canopy of trees to be preserved shall utilize native plant-,where possible,and shall incorporate non-watering landscape techniques. Large,6 inch diameter river rock may be used at the base of the trees to protect trunks. Areas under the canopy may be provided with either crushed walk(DG)or wood chip mulch to provide weed control and water retention. ♦ Walkways and seating areas under the canopy may be provided. Interlocking pavers with sand filled joints(to allow natural drainage)shall be provided for these uses. Cast-in-place concrete is not acceptable. FA CmIno Court Mixed Vst Otwiopment Psgt 4 City of Atascadero ' Resolution No.2006-016 Page 32 of 38 +fir FIGURE 1 - SITE LOCATION MAP COE ib i l } k\1 g g, a � `. tAr� `?i�� t� � � '� ��•. Ard�l! o ���ltib Ramaya hw \ �' ''�N� City of Atascadero Resolution No.2006-016 Page 33 of 38 10 w w ip a C O C �y 0.9 O 8 0 8 g o Z o E E :o 2 E E a30a3 vow mmO og' oami aov � o _% Arno nrnv aoc IV io _mom 4) an �,' .e -p x� �Y mp 0 Qm @© O aro Np aS �-ro ca eLO m C YI Q 3 t0 O'C l7 uG •w w y ��p Q1 /p N}p a�7 N E w'C E t0�i .«.G C� C Q U O• C O V:.. C O �,,, O' o Es p rn .Q Eaia 3 rn .2 E�a n, m N c Y m y. V; ro 2 :3 m LD` 2 m E? co 'c� (D 4) m .� a w co O 0 o 0 0 0 0 0 O ` ry cvi v N 61 N tA co 00 a N N M N [0 w O v m ani m` aEi n, E yy; mtYo al ro D 0 O O O O > > > Z E w UD Ca• t0 3§2 in 0 .` w w w p Q VQ Ud U4 c> w u City of Atascadero Resolution No.2006-016 Page 34 of 38 4�P i.i. 2O 1 NO GR 4r`\{�\MES r 25' 35' _ 35' 1711,' I r I %W �, rs'SETBAC K - J TO RETAM6 %ALL - .. _ _i i 77T i _.. -----EL.._ CA.MO REAL CONCEPT ITS PLAT City of Atascadero • Resolution No.2006-016 Page 35 of 38 �iyll✓ t nM>:=—' •�` \�\\ NON NATIVE \\fie,\`\ 1 ETREESLO't 66k IN � � ti.` ~ ✓\\ \\\\��\ �\t — \ �'�.� \.*\\�\\rte \'\\ .\ \ \ \ .,\ � \ A� STY5 9I , �\ \ \ N LOT 6d NON NATIVE TREES \ c vwJERTwawa�s unus¢s �3� C�.:.w MI k�wEMIY TIM11iRT [TME TN Ct'[NE$UkYtY lfts " 7W WAG MMK FOR IM SWWY C Al SME}MYtTI W COR"OF Q.C ANO tASt MICE HAIMS hY OLtVAM City of Ataseadero ' Resolution No.2006-016 Page 36 of 38 EXHIBIT K: Color Samples PR0POSED EXTERIOR COLORS FOR. EL CAMINO COURT MIXED USE DEVELOPMENT COLOR SCHEME '.A UING MATERIAL. SPANISH PROFILE CONCRETE TILE MANUFACTURER: MONIER-LIFETILE COLOR. NO 2BCC86464"CALIFORNIA MISSION BLEND" BASE L ()R WALLS): MATERIAL. PAINT MANUFACTURER: SHERWIN WILLIAMS COLOR: SW 6001 "GRAYISH" BC)T3Y COLORI MATERIAL. PAINT MANUFACTURER: SHERWIN WILLIAMS COLOR. SW 6060 "MOROCCAN BROWN" ACCENT WALL COLOW)f MATERIAL. PAINT MANUFACTURER. SHERWIN WILLIAMS COLOR. SW-6150"UNIVERSAL KHAKI" COLOR. SW 6666"ENJOYABLE YELLOW" RAILINGSMN MATERIAL. METAL/WOOD MANUFACTURER: SHERWIN WILLIAMS COLOR: SW 6258"TRICORN BLACK" TMERONT I TRW COLOR: MATERIAL. PAINT MANUFACTURER: BENJAMIN MOORE COLOR: 2005-10"REO ROCK" 1A COLOR, MATERIAL. PAINT MANUFACTURER: SHERWIN WILLIAMS COLOR SW 6001 'GRAYISH" A ING COLOR., MATERIAL. FABRIC/CANVAS MANUFACTURER: MATCH SHERWIN WILLIAMS COLOR: MATCH 'CLASSIC BURGUNDY' City of Atascadero • Resolution No.2006-016 Page 37 of 38 �14ftw PROPOSED EA7ERIOR COLORS FOR EL CAMINO COURT MIXED USE DEVELOPMENT COLOR SCHEME T iuivi ri R Vr. i1 y MATERIAL. SPANISH PROFILE CONCRETE TILE MANUFACTURER: MONIER -LIFETILE COLOR- NO 2BCCS6464"CALIFORNIA MISSION BLEND" RA E COLO OUND FLOOR WALLS) MATERIAL. PAINT MANUFACTURER: SHERWIN WILLIAMS . ` COLOR: SW 6001 "GRAYISH," BODY COLOR: MATERIAL. PAINT MANUFACTURER: SHERWIN WILLIAMS COLOR. SW-6150"UNIVERSAL KHAKI" l I ;,III P KC"ENT WALL COLOR. MATERIAL. PAINT MANUFACTURER* SHERWIN WILLIAMS COLOR. SW 6060 "MOROCCAN BROWN" MATERIAL. METAL J WOOD MANUFACTURER. SHERWIN WILLIAMS COLOR. SW 6258 'TRICORN BLACK" 111 OR, MATERIAL. PAINT MANUFACTURER: BENJAMIN MOORE COLOR. 2005-10"RED ROCK" y FASCIA Q' LQRY MATERIAL. PAINT MANUFACTURER. SHERWIN WILLIAMS COLOR: SW 6001 "GRAYISH" PROPOSED EA7ERIOR COLORS FOR F1 , CAMMO COT TR T City of Atascad20p6Aa6 �+��-y ReSolutioriNoOs 1'OR Page 39 of 38 E r,7O ()pPI-D �tOAJ ,ry-? PRL0 C PMEN 1 7Z5 I 3 sc ►C, CO pRQFiL�ppN MARiAL. MOW 6A64 CAuFQRNiA MANUFAC�UR�R NQ 213 CQLQR� Rei,51QN pAlNRW1N'}V1LLIAS �FRIA pp1 ,,GRAYISH' r r NUFp+ iUR NN Q a p `4' M p'R. frsg "- „n x pA1NiN yViLL4A1` SttN" �AANUFAQ-lU�{F� g�6p6� CpLQR ` pW114AiNY VUILLIF'"MS " aQYASL """' NUFAC S COLOR "AV"[A1-t WppC� ,flfiLLiAF Cir;' MA"C RiAi Rei{: SHS$5g ITRiCQRN ,�ANUFAC�U SN COLOR'. VF4 4 jp` I,, ROCK, "RF° COLOR. W-ILL1A SAL K.HAKV' IAL URFR SH �15t� ,ulpiFR i+AANUFAC S CQi-QR'