HomeMy WebLinkAboutResolution 2005-016 RESOLUTION NO. 2005-016
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2004-0143 (MASTER PLAN OF
DEVELOPMENT) ON APN 049-311-003
(1565 El Camino Real/Alvarez)
WHEREAS, an application has been received from Steve Alvarez (1565 EI Camino
Real, CA 93422), Applicant, and Property Owner, to consider a project consisting of a Zone
Change from RSF-X (Residential Single-Family) to RSF-X / PD-17 (Residential Single-Family
with Planned Development Overlay #17) with the adoption of a Master Plan of Development,
and a seven lot-residential Tentative Tract Map on APN 049-311-003; and,
WHEREAS, the site's General Plan Designation is SFR-X (Single-Family Residential -
X); and,
WHEREAS, the Planning Commission has recommended that the site's Zoning District
be changed from RSF-X (Residential Single-Family-X) to RSF-X/PD-17 (Residential Single-
Family-X/Planned Development Overlay#17); and,
WHEREAS, the PD-17 requires the adoption of a Master Plan of Development,
"W approved in the form of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0050 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 March 15, 2005, studied and considered Conditional Use Permit 2004-
0143 (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 April 12, 2005, studied and considered Conditional Use Permit 2004-0143 (Master Plan
of Development), after first studying and considering the Proposed Mitigated Negative
Declaration prepared for the project, and
City of Atascadero
Resolution No.2005-016
Page 2 of 27
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 the PD-17 Ordinance; 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. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
6. 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.
SECTION 2. Approval. The City Council of the City of Atascadero, in a regular
session assembled on April 12, 2005, resolved to approve Conditional Use Permit 2004-0143
(Master Plan of Development) subject to the following:
EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
EXHIBIT B: Master Plan of Development
EXHIBIT C: Landscape Plan
EXHIBIT D: Tree Protection plan
EXHIBIT E: Grading and Drainage Plan
EXHIBIT F: Unit 1: Floor Plans
EXHIBIT G: Unit 1: Elevations
EXHIBIT H: Unit 2: Floor Plans
EXHIBIT 1: Unit 2: Elevations "a"
EXHIBIT J: Unit 2: Elevations "b"
EXHIBIT K: Color and Materials Board
City of Atascadero
Resolution No.2005-016
Page 3 of 27
On motion by Mayor Pro Tem O'Malley and seconded by Council Member Luna, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Clay, Luna, O'Malley, Pacas and Mayor Scalise
NOES: None
ABSENT: None
ADOPTED: April 12, 2005
CITY OF ATASC
BPERO
; L
Wen Scali ayor
a_
ATTEST:
Marcia McClure Torgerson, C.M.C., 4y Clerk
APPRO AS TO FORM:
Patric En4- t, City Attorney
City of Atascadero
Resolution No.2005-016
Page 4 of 27
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-17 Master Plan of Development(CUP 2004-0143)/ZCH 2004-0093
Conditions of Approval I Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL:Business License BS:Building Services
1565 EI Camino Real GP:Grading Pemnit FD:Fire Department
BP:BuildingPemit PD:Police oep anent
PD-17 Master Plan of Development Fl:Fenalinspection CE: Wastewater
Engineer
TO:Temporary CA CO t
CUP 2004-0143/ZCH 2004-0093 Occupancy
F0:Final Occupancy
Planning Services
1. The approval of this zone change and use permit shall become final BP PS
and effective following City Council approval.
2. Approval of this Conditional Use Permit shall be valid for twenty-four FM PS
(24)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.
3. Subsequent changes to the Master Plan of Development shall be on-going PS
approved by the City Council.
4. The Community Development Department shall have the authority BP/FM PS
to approve the following minor changes to the project the(1)modify
° the site plan project by less than 10%,(2)result in a superior site
design or appearance,and/or(3)address a construction design
issue that is not substantive to the 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.
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 site work,grading,and site improvements shall be consistent with BP/FM PS
the Master Plan of Development as shown in EXHIBIT B.
7. All subsequent Maps and construction permits shall be consistent BP/FM PS
with the Master Plan of Development contained herein.
8. The developer and/or subsequent owner shall assume responsibility
for the continued maintenance of all landscape and common areas,
consistent with EXHIBIT C.
Prior to final map, the applicant shall submit a covenant for review
and approval by the Community Development Department. The
covenant shall record with the Final Map and shall include the
following:
a) Residents shall keep all trash receptacles within the unit's
designated trash storage area.
City of Atascadero
Resolution No.2005-016
Pae 5 of 27
Conditions of Approval/ Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL:Business License BS:Building Services
1565 EI Camino Real GP:Grading Pemtit FD:Fire Departmnt
BP:Building Pem'd PD:Police Department
PD-17 Master Plan of Development Fl:Final Inspection CE: W Eng r
TO:Temporary cA city Wastewater
CUP 2004-0143/ZCH 2004-0093 Occupancy
F0:Final Occupancy
b) Garages shall be maintained and used for vehicle parking.
c) No boats, RV's or other type of recreation vehicle may occupy a
guest or resident parking space, including within an individual
garage.
d) All site development, fencing,and landscaping is subject to the
Master Plan of Development for the project.
9. All exterior material finishes(stone,siding,stucco facades,accent BP PS
materials,lighting,garage doors)shall be durable,high quality,and
consistent with the architectural appearance of each home.
10. All exterior elevations,finish materials and colors shall be consistent BP PS
with the Master Plan of Development as shown in EXHIBITS G,I,J
and K,and shall include the following,subject to staff approval:
■ The residence on Lot 1 shall extend the porch to wrap along the
EI Camino Real elevation.
■ A minimum of 3 roof colors shall be included throughout the
fir project.All roofing shall be dimensional shingles and shall
include a blend of earth toned colors.
■ Column posts shall be a minimum 6"x 6"dimension.
■ As shown,all garage doors shall be ordered in paint grade and
painted to match the body color of the home;or shall be
ordered from the factory in a matching body color or a color
compatible with the color scheme,subject to staff approval prior
to ordering.
■ Proposed stacked stone shall be compatible with the color
scheme of each unit and shall include a variety of earth toned
colors.
■ All residential lighting shall be compatible with the architectural
style and scale of the units as identified in project exhibits.
■ The staggered shingle gable accents on unit 1 design shall be
painted an accent color consistent with the overall color
scheme,subject to staff approval.
■ Provide additional stonework to Elevation#1.
■ Provide a variety of stonework materials amongst the homes.
11. A final landscape and irrigation plan shall be approved prior to the BP PS
issuance of building permits and included as part of site
improvement plan consistent with EXHIBIT C,and shall include the
following:
City of Atascadero
Resolution No.2005-016
Page 6 of 27
Conditions of Approval/ Timing Responsibgity Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1565 El Camino Real GP Grading Permit FD:Fire Department
PD-17 Master Plan of Development BP Finalispacron Perrint PD PoY E EngineDoWer
ant
CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2004-0143/ZCH 2004-0093 �„ancy CA,City
F0:Final O=parq
■ Decorative ribbon driveways are required as an amenity
component of the Planned Development,per Exhibit B.
■ All exterior meters,air conditioning units,and mechanical
equipment shall be screened with landscape material.
Trash/recycle container areas shall be screened with fencing or
landscape.
• The developer shall landscape all front and street-facing side
yards. All landscape maintenance shall be the responsibility of
the individual property owner.
■ All proposed tree locations,species,and sizes shall be as
identified in EXHIBITS C. Trees shall be double staked.
Utilities shall be located to not interfere with tree planting
locations.
■ Drainage detention basin and conditioned Open Space parcel
shall be landscaped by the developer and maintained by the
homeowner's association or other mechanism approved by the
City.
• Add one high-quality earth-toned picnic table to the landscaped
drainage detention basin.
■ Remove lawn area in all front yards.
■ Substitute plant materials with drought-resistant plant materials.
12. A Tree Protection Plan consistent with EXHIBIT D shall be BP PS
submitted with subsequent building permits for encroachment within
the drip line of native trees located on the subject parcel and any
adjacent properties. The applicant will contract with a certified
arborist to monitor all activity within the drip lines of existing native
oak trees. Failure to observe tree mitigation and arborist monitoring
requirements shall result in a minimum of double penalties,
additional Planning Commission review,and additional mitigation.
13. All project fencing shall be installed consistent with EXHIBIT B and BP PS
C,subject to the following modifications:
■ Fencing material and treatment shall comply with the PD25
standards.
■ All fencing shall be recessed from the fagade of the units along
all street and parking court frontages.
• Fencing and landscape shall be designed and installed for easy
removal at the cul-de-sac terminus for future street extension.
errM Drainage detention basin shall not be fenced.
City of Atascadero
Resolution No.2005-016
Page 7 of 27
Conditions of Approval/ Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL:Business License BS:Building Saes
1565 EI Camino Real
GP:Grading Penni) FD:Fre DepaNnent
BP:Building Pernit PD:Police DeWrnent
PD-17 Master Plan of Development Fl:Final Inspedbn
CE:City�mer
T0:Temporary CA CO Attorney
CUP 200401432CH 20040093 occupancy
FO:Final Occupancy
■ Project shall not be gated.
14. Affordable Housing Requirement: The applicant shall either deed FM, BP PS,CE
restrict a minimum of 1 residential unit for 30 year at a moderate
income rate with recordation of the final map or shall pay an in lieu
fee equal to 5%of the construction valuation of each unit.
15. Workforce Housing: FM,BP PS,CE
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 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
I*W 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.
16. The emergency services and facility maintenance costs listed
below shall be 100%funded by the project in perpetuity. The
service and maintenance costs shall be funded through a
community facilities district established by the City at the
developer's cost. The funding mechanism must be in place prior
to or concurrently with acceptance of the final maps. The funding
mechanism shall be approved by the City 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
fir' service costs related to the project.
City of Atascadero
Resolution No.2005-016
Page 8 of 27
Conditions of Approval! Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL:Business license BS:Building Sendces
1565 EI Camino Real GP:GradingPemdt FD:FireDepartnent
BP:Building Pemtit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection VCJW W��ter
TO:Temporary CA Co Anomey
CUP 2004-01431ZCH 2004.0093 occupancy
F0:Final Occupancy
17. All tract maintenance costs listed below shall be 100%funded by the
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.
Wit•` 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
18. Deed notice shall be recorded with each lot notifying each property FM PS,CE
owner that the on-site roadway shall be extended to serve future
residential subdivisions to the east.
19. The drainage detention basin shall be located on an independent lot FM PS,CE
to be owned by the Homeowners Association and to be landscaped
and maintained by the Association.
Building Services
20. A soils investigation prepared by a licensed Geotechnical BP FM
Engineer is to be provided for the project. The report is to be
provided at the time of building permit submittal along with the
building plans for review by the Building Division.
Recommendations contained in the report are to be incorporated
into the project plans.
Fire Marshal
21. All street names shall be reviewed and approved by the FM PS,FD,PD
Community Development Department,the Fire Department,and
tr• the Police Department.Street names and addresses shall be
approved and assigned prior to recordation of the final map.
City of Atascadero
Resolution No.2005-016
Page 9 of 27
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1565 El Camino Real GP:Graft Pmt FD:Fee DepaArrent
BP:Building Permit PD:Police Deparurent
PD-17 Master Pian of Development Fl:Finallnspecton CE City Engineer
TO:Temporary WW:Wastewater
��
CUP 2004-01432CH 2004-0093 „ CA Citynnomey
FO:Final Occupancy
22. Provide a letter from the Atascadero Mutual Water Company BP PS/FD
stating the minimum expected water available to the site. Amount
available must meet minimum requirement specified in the
California Fire Code.
23. Note that approved address signage is to be provided. BP PS/FD
24. Note on plans that fire lanes shall be delineated to restrict parking BP PS/FD
as required by the Fire Authority.
Engineering Conditions:
City Engineer Project Conditions
Drainage:
25. All drainage facilities shall be designed and constructed in BP PW
accordance with the current City of Atascadero Engineering
Standards.
26. The applicant shall submit drainage calculations for review and BP PW
approval of the City Engineer.
27. All drainage basins shall detain the difference in the 2-year storm BP PW
runoff or the undeveloped site and the 50-year storm runoff of the
developed site. The outlet pipe or channel shall be sized for the
2-year storm peak runoff rate for the undeveloped site at full
capacity.
28. The applicant shall address storm water detention to the BP/FM PW
satisfaction of the City Engineer,prior to grading and drainage
approval,or approval of the final map.
29. A homeowners association or other funding and maintenance FM PW
agreement shall be submitted for approval by the City Engineer
and the City Attorney prior to recording the final map. The
agreement shall cover scheduled maintenance of the drainage
facilities.
30. Existing drainage patterns from adjacent properties shall not be BP PW
obstructed.
31. All drainage from improvements shall cross property lines within BP PW
drainage easements.
32. Drainage at the rear of the lots must be carried across property BP PW
lines in a closed conduit.
Frontage Improvements: BP PW
33. Project shall include construction of curb,gutter and sidewalk BP PW
along entire EI Camino Real frontage.
34. Alignment of frontage improvements shall be approved by the City BP PW
Engineer.
35. The entry location of project on EI Camino Real shall be located in BP PW
such a location as to provide adequate site distance for vehicles
exiting project.
36. All utilities shall be undergrounded on EI Camino Real BP PW
City of Atascadero
Resolution No.2005-016
Pae 10 of 27
Conditions of Approval/ Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL:Business License BS:Building Services
1565 EI Camino Real GP:GradingPernnil FD:Fire Deparlunent
BP:Building Permil PD:Police Depanrnant
PD-17 Master Plan of Development FI:Final Inspection CE:ChyNneer
TO:Ter porary WW:Wastewater
Occupancy 2004-0143/ZCH 2004-0093 , CA City Attorney
F0:Final Occupancy
Improvement Maintenance:
Street Improvements and landscaping.
37. All street improvements shall be constructed in accordance with BP PW
City of Atascadero Engineering Standards.
38. Prior to recording the final map, provisions for the repair and FM PW
maintenance of all street and landscaping improvements shall be
included in the CC&R's for this tract. Included shall be a
mechanism to maintain the streets and landscaping,such as a
homeowners association. The City Engineer and City Attorney
shall approve the final form prior to recordation.
Wastewater:
39. All onsite sewer mains shall be privately owned and maintained. BP PW
40. Prior to recording the final map,provisions for the repair and BP PW
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.
41. Applicant shall pay sewer extension(Annexation), Connection BP PW
and Reimbursement fees(if applicable)upon issuance of building
permit.
42. Gravity mains within the subdivision shall be eight(8) inches in BP PW
diameter.
43. Drainage piping serving fixtures which have flood level rims BP PW
located below the elevation of the next upstream manhole cover
of the public or private sewer serving such drainage piping shall
be protected from backflow of sewage by installing an approved
type backwater valve. Fixtures above such elevation shall not
discharge through the backwater valve.
44. All sanitary sewer(SS) mains shall terminate in manholes unless BP PW
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.
City Engineer Standard Conditions
45. In the event that the applicant is allowed to bond for the public BP BS
improvements required as a condition of this map,the applicant
shall enter into a Subdivision Improvement Agreement with the
City Council.
46. An engineer's estimate of probable cost shall be submitted for BP PW
review and approval by the City Engineer to determine the
amount of the bond.
47. The Subdivision Improvement Agreement shall record FM PW
concurrently with the Final Map.
City of Ataseadero
Resolution No.2005-016
Page 11 of 27
Conditions of Approval/ Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL'Business Licerm BS:Building Services1565 El Camino Real GP:GradingPemt FD:Fire Department
BP:Building Perrd PD:Police Department
PD-17 Master Plan of Development Fl:Final lrspectlon CE: W ��
T0:Temporary CA C ty Attorney
CUP 2004-0143/ZCH 2004-0093 occupancy
F0:Final Occupancy
48. All public improvements shall be constructed in conformance with BP PW
the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
49. The applicant shall be responsible for the relocation and/or BP PW
alteration of existing utilities.
50. The applicant shall install all new utilities (water, gas, electric, BP BS
cable TV and telephone) underground. Utilities shall be extended
to the property line frontage of each lot or its public utility
easement.
51. The applicant shall monument all property corners for construction BP PW
control and shall promptly replace them if disturbed.
52. A preliminary subdivision guarantee shall be submitted for review BP PW
in conjunction with the processing of the parcel map.
53. All existing and proposed utility, pipeline, open space, or other BP PS/PW
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
,r+ restrictions on the parcel map.
54. Prior to recording the tract map, the applicant shall submit a map FM PS/PW
drawn in substantial conformance with the approved tentative
map and in compliance with all conditions set forth herein shall be
submitted for review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision Ordinance.
55. Prior to recording the tract map, the applicant's surveyor shall set FM PW
monuments at all new property corners or shall indicate, by
certificate on the final map,that corners have been set or shall be
set by a date specific and that they will be sufficient to enable the
survey to be retraced.
56. Prior to recording the tract map, the applicant shall pay all FM BS
outstanding plan check/inspection fees.
57. Prior to recording the tract map,the applicant shall have the map FM PW
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.
58. Upon recording the final map, the applicant shall provide the City FM PW
with a black line clear Mylar(0.4 mil) copy and a blue line print of
the recorded map.
59. Prior to the final inspection of any public improvements, the BP PW
applicant shall submit a written statement from a registered civil
City of Atascadero
Resolution No.2005-016
Pae 12 of 27
Conditions of Approval/ Timing Responsiiaiiity mitigation
Mitigation Monitoring Program (Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1565 EI Camino Real GP:Grading Pemd FD:Fre DepaNnent
BP:Building Perrtrt PD:Police Department
PD-17 Master Plan of Development Fl:Finallnspectbn CE City Engineer
TO Temporary WW:wastewater
CUP 20040143/ZCH 20040093 Ox,� CA City Attomey
F0:Final Occuparp
engineer that all work has been completed and is in full
compliance with the approved plans.
AMWC Conditions
60. Before the issuance of building permits, the applicant shall submit
plans to 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 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.
61. Before the.- stai:t of GeRstru--fie-A en the water systefR
rnproyemelcil;G, the appliGant shall pay all installation and
62. Before issuance of building permits, the applicant shall obtain a
"Will Serve"letter from AMWC for the newly created lots within the
subdivision.
63. The applicant shall provide AMWC with easements for those
water facilities proposed for operation and maintenance by AMWC
that are constructed outside of publicly maintained right-of-ways.
AMWC shall review the form and content of the easements before
recordation.
64. The applicant shall submit a hydraulic analysis with the first plan
check submittal of the water system improvements for the project.
The analysis should take into account the fire flows required by
the Uniform Fire Code and requirements of the California
Waterworks Standards. The applicant is responsible for designing
and constructing water system improvements that will provide
water at pressures and flows adequate for the domestic and fire
protection needs of the project.
65. The applicant shall obtain a separate landscape-irrigation meter(s)
from AMWC for any common areas within the project.
66. Landscaping for the common areas shall be drought-tolerant.
67. Before construction of the water system improvements, AMWC
shall review and approve the irrigation plans for the common
areas within the project.
68. These conditions are limited to this specific plan submittal and for
the purpose for which the applicant made the submittal.
Conditions and/or comments are not a commitment by AMWC to
serve the project. AMWC may consider these conditions invalid if
there are changes in plans, circumstances, or agency rules,
City of Atascadero
Resolution No.2005-016
Pae 13 of 27
Conditions of Approval/ Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL Business License BS:Building Services
1565 EI Camino Real
GP:Grading Perm) FD:Fre Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development Fl:Final Inspection CE: W Engineer
TO:Tenpomry CA City Wastewater
CUP 2004-0143/ZCH 2004-0093 ocwpancv
torney
F0:Final Occupancy
regulations, or policies. These conditions of approval supercede
all other conditions of approval previously recommended by
AMWC for this project.
Mitigation Measures
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.
Mitigation Measure 3.b.1: 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-10) 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 naturally occurring
asbestos. Under the State Air Resources Board Air Toxics
Control Measure(ATCM)for Construction, Grading,Quarrying,
Yid 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
requirdments 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 vehiclespeed at the work site must be limited
City of Atascadero
Resolution No.2005-016
Page 14 of 27
Conditions of Approval/ Timing Responsibility Mitigation
(Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL:Business License BS:Building Services
1565 EI Camino Real GP:Grading Permit FD:Fie Department
BP:Building Perrrit PD:Police Department
PD-17 Master Plan of Development Fl:Final CE:City Engineer
P WW:wastewater
CUP 2004-0143/ZCH 2004-0093 �T„�y ry CnCity Attorney
F0:Fnal Occupancy
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.
Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection BP PS 4.e.1
fencing around the dripline of each existing on-site or off-site native tree
within 20 feet of construction activity.
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 torn 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.
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
9-11.105.
City of Atascadero
Resolution No.2005-016
Pae 15 of 27
Conditions of Approval/ riming Responsibility Mitigation
fir+` Mitigation Monitoring Program /Monitoring Measure
PS:Planning SwAoss
BL:Business License BS:Building Services
1565 El Camino Real GP:Grading Permit FD:Fre Department
BP Buibng Perm! PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
T0:Ternporary WW:wastewater
CUP 2004-0143/ZCN 20040093 poc�ny CA City Attorney
F0:Final Occupancy
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.
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.
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.
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:
s 7 a.m.to 7 p.m. Monday through Friday
s 9 a.m.to 6 p.m. Saturday
s 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.
qtr
tascader°
City of A 2005-016
Resolution
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City of Atascadero
Resolution No.2005-016
Page 17 of 27
EXHIBIT C: Landscape Plan
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City of Atascadero
Resolution No.2005-016
Page 18 of 27
EXHIBIT D:Tree Protection Plan
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City of Atascadero
Resolution No.2005-016
Page 19 of 27
EXHIBIT E:Grading and Drainage Plan
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City of Atascadero
Resolution No.2005-016
Page 20 of 27
EXHIBIT F: Unit 1: Floor Plans
Tovo Bedrriam, ,Ti vn ath,'K rben, Dinin&,Great
.Roam,Heated Laundry'":Rriarn, L,,a7 Fm rt Porch,"
Two Car.Garage,-Approximate# 1133 Square.Feet
**.Owo-
NECER C3
FEB 10 5
C nY tr7�pMENr
f
Mqs SulrE "
{ GREM 90
,kSn.,M',Yr
BED rol",
FloorPlan
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City of Atascadero
Resolution No.2005-016
Page 21 of 27
EXHIBIT G: Unit 1:Elevations
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'44
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City of Atascadero
Resolution No.2005-016
Page 22 of 27
EXHIBIT H: Unit 2: Floor Pians
Cllr►''
ice. tc�r �idenceRECEIVED
Three"Bedrooms Tu+r,Bath, Kitci�en, Dariiog, Livarr B 10 2005
Room,Heated'Lamndry Room,'Large Front iO?rlra
Tura-Carrage, p�rl�xrrnatel7� 19SS:Sgtra 'R t tNIUNR'r 1iEi+El ol'MENr ,
j OWD 3 K 5UI?E
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SED Z
1
s DINING
16
'LIVING
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isnYiw',
twor Plan
City of Atascadero
Resolution No.2005-016
Page 23 of 27
EXHIBIT 1: Unit 2: Elevations"A"
............
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Y
7
,jq m
City of Atascadero
Resolution No.2005-016
Page 24 of 27
EXHIBIT J: Unit 2: Elevations"B"
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01
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,14,
City of Atascadero
Resolution No.2005-016
Page 25 of 27
EXHIBIT K: Color and Materials Board
�%w
One Ston&sixence ca
Tarr Bedlroom, Tara-Bath, Kirshen, Dini% G ut FEB f. 2005
&rrrr,Heated Lrrrdry ivae Int 1?mzh, -
TVG�arrrcxge,. rriximae 1 X33 Sgsrrxrre coauwm�aullrn ,k
� .
James!iWlesidin
staggerCd edge Hanoi
Eik7taqft
Prestique-Forest Green
3t-yw
d
� '' S1�r'win=' itiarrrs
WAtd. Buaglebouse Gray SW 2845
.dames Hardle sTRIM Roycraft Bogle Ore= SW 2847
Scicct Calnnnil
ACCENT Roycraft Copper Red SW 2839
Csttared fine
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City of Atascadero
Resolution No.2005-016
Page 26 of 27
EXHIBIT K: Color and Materials Board
One S JUsid ence
WED
Three Bedroom, Two.Bath, K khen, D ni% living
,Kr om,Reated Larttdry,loom,Loge Fmot Porch, FSB 1.0 200
'-wo CarGarzr , r�1,ppmxzmately 1,155.Spam.Fee cowuNnY DINLOPMEN
ECk Rr,afYm�+ _.
Prestique—Foeaat C)rcen.
30-yea
James Hardie siding
� SakctCedancrlit
Sherwin-41ma'mrs:
WALL Sunglehouse 0 my SW2645
TR M Royerreft Bottle Orr SW 2847
ACCENT Poyeaft Copper Red SW 2839
G tared sfolw
Euv lyptus--csv2OQ5dt
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£ vution rr ,r
See file for colors
City of Atascadero
Resolution No.2005-016
Page 27 of 27
EXHIBIT K: Color and Materials Board
�lllr/
4� >�, rtaren, .Dxnzv. uian
ar.: �d uray^'R,o�m,.I, e lmnt Pab; Flwi I'D 2005. "
�«. .
it
T` ?64r Garage,Appmx mated T��S.S gttu Fe ��r1�r DMWWirr
EYk ItnaJI�''
Prestigus--W"tredwood
30-year
James Hardie siding
Solesct Cadannitl
�bers��Wtlums:
WALL oycraftSuccla SW 2842
Tllr M Royc"gess W.290
ACCLM . Pollshad'Mat3agmy SW-18H
CaNured Sols
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