HomeMy WebLinkAboutResolution 2005-089 RESOLUTION NO. 2005-089
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2003-0108 (MASTER PLAN OF
DEVELOPMENT) ON APN 056-131-015, 17, 018, AND 019
(8870 West Front Rd, 8760 Portola Rd
Richard Shannon - West Front Properties)
WHEREAS, an application has been received from Richard Shannon — West Front
Properties (5070 San Benito Road, Atascadero, CA 93422) Applicant, and Colony Associates
(4100 West Alameda Avenue, Suite 103, Burbank, CA 91505), Property Owner, to consider a
project consisting of: a general plan amendment from GC (General Commercial) to
GC/MDR/SFR-X/HS(General Commercial/Medium Density Residential/Single-Family
Residential-X); a zone change establishing PD-23 (Planned Development #23) zoning text; a
zoning map change placing PD-23 over the project site; a zoning map change from CR
(Commercial Retail) to CR/RMF-10/RSF-X/PD23fHS (Commercial Retail/Residential Multi-
Family-10/Residential Single-Family Residential-X/Planned Development #23/Historic
Overlay); a CUP (Condition Use Permit) placing a Master Plan of Development over the project
site; and a vesting tentative tract map for a 46 lot subdivision on a 13.35-acre site located at 8870
West Front Rd and 8760 Pormla Road (APN 056-131-015, 17, 018, and 019); and,
i`. WHEREAS, the Planning Commission has recommended that the site's General Plan
Designation be changed from GC (General Commercial) to GC/MDR/SFR-X (General
Commercial/Medium-Density Residential/Single-Family Residential-X); and,
WHEREAS, the Planning Commission has recommended that the site's Zoning District
be changed from CR (Commercial Retail) to CR/RMF-10/SFR-X/PD-23/HS (Commercial
Retail/Residential Multi-Family-10/Residential Single-Family-X/Planned Development Overlay
#23/I-Iistoric Site Overlay); and,
WHEREAS, the PD-23 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 2005-0165 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
City of Atascadero
Resolution No.2005-089
Page 2 of 52
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 September 6, 2005, studied and considered the Master Plan of
Development (CUP 2003-0108), 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 September 27, 2005, studied and considered the Master Pian of Development (CUP
2003-0108), after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project, and,
NOW THEREFORE, the City Council of the City of Atascadero takes the following
actions:
SECTION 1. Findings for Approval of Conditional Use Permit. The City Council
finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD-23 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element; and
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. The characteristics of the proposed commercial uses or their immediate vicinity do
not necessitate the number of parking spaces, type of design, or improvements
required by code and that reduced parking will be adequate to accommodate on the
site all parking needs generated by the proposed commercial uses; and
8. The proposed 48-foot high hotel building will not result in substantial detrimental
City of Atascadero
Resolution No.2005-089
Page 3 of 52
effects on the enjoyment and use of adjoining properties and the modified height will
not exceed the lifesaving equipment capabilities of the Fire Department; and
err
9. Benefits derived from the Master Plan of Development and PD-23 overlay zone
cannot be reasonably achieved through existing development standards or processing
requirements; and,
10. The proposed gas station use meets all site development and location requirements of
the Atascadero Municipal Code related to such uses.
SECTION 2. Findings for Approval of Height Exception. The City Council finds as
follows:
1. The proposed hotel project includes a 3-story 48-foot tall building that will not result
in substantial detrimental effects on the enjoyment and use of adjoining properties
and that the modified height will not exceed the lifesaving equipment capabilities of
the Fire Department.
SECTION 3. 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 4. Approval. The City Council of the City of Atascadero, in a regular
session assembled on September 27, 2005, resolved to approve Conditional Use Permit 2003-
0108 (Master Plan of Development) and Tree Removal Permit subject to the following:
EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
EXHIBIT B: Master Plan of Development/Site Plan
EXHIBIT B-2: Alternate Site Plan
EXHIBIT C: Arborist Report
EXHIBIT D: Tree Protection Plan
EXHIBIT E: Preliminary Grading and Drainage Plan
EXHIBIT F: Preliminary Landscape Plan
EXHIBIT G: Retail and Gas Station Elevations
EXHIBIT H: Business Park Elevations
EXHIBIT I: Retail Elevations
1%W
City of Atascadero
Resolution No.2005-089
Page 4 of 52
EXHIBIT J: Hotel Elevations
EXHIBIT K: Duplex & Courtyard Site Plans
' EXHIBIT L: Duplex Home Elevations
EXHIBIT M: Courtyard Home Elevations
EXHIBIT N: Color Boards 1
EXHIBIT O: Color Boards 2
EXHIBIT P: Color Boards 3
On motion by Council Member O'Malley and seconded by Council Member Clay, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Pacas, Clay, Scalise, O'Malley (4)
NOES: Council Member Luna (1)
ABSENT: None (0)
ADOPTED: September 27, 2005
CITY OF ATASC
B y:
We d S 'se, Mayor
ATTEST:
Marcia McClure Torgerson, C.M.C., City 6erk
APPROVED AS TO FORM:
Patrick L. EnriIt ity Attorney
i%
City of Atascadero
Resolution No.2005-089
Page 5 of 52
EXHIBIT A: Conditions of Approval I Mitigation Monitoring Program-PD-23
GPA 2003-00051ZCH 2003-0058/ZCH 2004-0088/(CUP 2003-0108) Master Plan of Development
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:Fire Department
GP:Grading Permit PD:Police Department
PD-23 Master Plan of Development BP:BuildingPemit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-00052CH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Temporary CAC4Attorney
Occupancy
F0:Final
�uPary
Planning Services
1. The approval of this zone change and use permit shall become final FM PS
and effective following City Council approval.
2. The approval of this use permit shall become final and effective for FM PS
the purposes of issuing building permits thirty(30)days following
the City Council approval of ZCH 2003-0058 and ZCH 2003-0088
upon second reading, unless prior to the time,an appeal to the
decision is filed as set forth in Section 9-1.111(b)of the Zoning
Ordinance.
3. The Community Development Department shall have the authority BP/FM PS,CE
to 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 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 BP/FM PS
(12)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 Ongoing PS
of Atascadero or its agents,officers,and employees against any
claim or action brought to challenge an approval by the city,or any
of its entities,concerning the subdivision
6. All subsequent Tentative Map and construction permits shall be BP/FM PS,CE
Consistent with the Master Plan of Development contained herein.
7. Phasing Condition: Phasing of the various uses on Lots 3-12 BP/FM PS,CE
(Hotel and Business Park)are as follows:
1.0 Project owners agree to complete construction of the Hotel and
Business Park buildings and obtain a Certificate of Occupancy for
same,prior to obtaining a Certificate of Occupancy for any of the
rrr Residential units.
City of Atascadero
Resolution No.2005-089
Page 6 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:FireDepartrnenl
GP:Grading Permit PD:Police Department
PD-23 Master Plan of Development BP:Building Permit CE City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Temporary CA C4 Attorney
Occupancy
F0:Final
Occupancy
2.0 Once the hotel and business park is 75%complete (framed and
waterproofed)as determined by the Community Development
Director and a signed contract with the hotel operator is provided to
the City,the project owners have the option of obtaining a
Performance Guarantee,acceptable to the City,to ensure the
completion of the Hotel and Business Park. Should project owners
choose to do so,the requirement for obtaining a Certificate of
Occupancy in Section 1.0 for Hotel and Business Park shall be
deemed satisfied.
3.0 Lot number 3 shall be marketed by project owners as a
restaurant use for a period of not less than 2 years from opening and
operation of the hotel.
4.0 The applicant shall implement the approved restaurant
marketing plan from project approval through two years from the
opening and operation of the project hotel.The applicant shall submit
quarterly progress reports to the Community Development Director
demonstrating due diligence in marketing the restaurant site for
development. If a restaurant use is not secured by the applicant at
the end of the marketing period, a final report shall be submitted to
the Community Development Director documenting the final results of
the marketing plan and requesting that retail use be permitted on the
restaurant site.The Community Development Director shall make a
final determination within two weeks of the applicant's request.
8. All exterior elevations,finish materials,and colors shall be BP PS
consistent with the conceptual elevations as shown in the Master
Plan of Development(EXHIBIT B)and shall include the following,
subject to staff approval:
■ The single-story courtyard homes shall incorporate clapboard siding
appearance on all elevations.
■ Final hotel design shall be consistent in architectural style and
detailing of the retail buildings.
■ All exterior material finishes(siding,trim,doors,windows,light
fixtures,garage doors)shall be durable,and high quality.
• Ropfing shall incorporate the 3 types of mission tile within the
residential homes per Exhibit M.
■ All trash storage, recycle storage,restaurant service enclosure/area
and air conditioning units shall be screened from view behind
architecturally compatible or landscaped enclosures.
■ All stucco finishes shall be of smooth appearance or similar with the
exception of the noted portions of the hotel building where stucco
texture samples shall be submitted for staff approval prior to
City of Atascadero
Resolution No.2005-089
Page 7 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
+ PS:Planning Services
BL:Business BS:Building Services
West Front Village Lcensa FD:Fre Department
GP:Grading Peart PD:Police Departmenl
PD-23 Master Plan of Development BP:Building Permit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Temporary CaC4Attorney
Occupancy
F0:Final
Occupancy
application.
■ Final color selection for the project shall be per Exhibits M, N,&O.
9. All site work, grading, and site improvements shall be BP/FM PS, BS,CE
consistent with the Master Plan of Development as shown in
EXHIBIT B, sheet 5, with the following exceptions:
• In the case that a joint access easement cannot be obtained
from the parcel to the south,the project shall be redesigned
consistent with Exhibit B-2.
■ The parking space located closest to the adjacent sidewalk,
in the parking court adjacent to the park, shall be deleted
and additional landscaping shall be included.
■ The sidewalk along Coromar Court shall be extended along
lot#28 to lot#45.
■ A minimum of 2 feet landscape/planter area shall be
provided between all pavement and proposed fencing,walls,
or residential units.
■ 4-foot width of turfblock shall be added to the driveways
adjacent to lots 45, 46 and 40, 41.
■ The applicant shall construct$1,500.00 of off-site
landscape buffering on the adjacent parcel, referred to as
the Smith property.
9.A. If the project utilizes the access alternative shown in Exhibit B- BP PS
2,then the Tentative Tract Map, Grading and Drainage Plan and
Landscape Plan shall be revised consistent with Exhibit B-2.
10. All property development shall be per the minimum setback BP PS
dimensions shown on the`typical layouts"shown in the Master
Plan of Development Exhibit B,sheet 12,with the following
exceptions:
■ The courtyard homes and/or porches shall be setback a minimum
of 5 feet from the parking court.
• Guest parking spaces shall be setback a minimum of 2 feet from
structures,fencing,and walls.
11. A final landscape and irrigation plan shall be approved prior to the BP PS, BS
v�ya,, issuance of building permits and included as part of site
City of Atascadero
Resolution No.2005-089
Page 8 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
y PS:Planning Services
Bl:Business BS:Building Services
West Front Village License FD:Frtm
Fire Depaent
GP:Grading Permit PD:Police DepaMnent
PD-23 Master Plan of Development BP:BuildingPermt CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Temporary CA Uy Attorney
Occupancy
F0:Final
Occupancy
improvement plan consistent with EXHIBIT B,sheets 7-11,and as
follows:
■ All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit for each
parcel.
■ The perimeter residential and commercial privacy walls shall be
constructed per Exhibit B with the appearance of decorative stacked
stone or stacked stone veneer,smooth stucco(not textured)or split
face concrete block walls(earth-toned colors to match or compliment
project colors),and pre-cast concrete column and wall caps.
■ The low screen and/or retaining walls between West Front Road and
the commercial gas/fast food/retail building shall be constructed with
decorative stacked stone or stacked stone veneer.
■ All retaining walls are to be constructed of dark earth-tone split face
block with split face cap.
Ir✓ • Special pavement shall be added within the internal street
intersection.
■ Special paving treatment shown at the Coromar Court entrance shall
extend to the 1st residential driveway.
• Street trees shall be provided along maximum spacing of 30 feet on
center,prior to occupancy of the units.
• The applicant shall be required to provide landscaping within the
Caltrans right-of-way,consistent with the City/Caltrans approved
landscape and irrigation plans.
• Buffer planter landscaping shall be comprised of evergreen conifers
and shall be extended to include the entire landscape planter
between the residential and commercial uses. Conifers shall be
spaced to provide a solid visual barrier between the residential uses
and the hotel.
■ Street and open space trees shall be minimum 15-gallon size and
dpuble staked.
■ Commercial-grade bicycle racks shall be provided adjacent to each
commercial building including the hotel.
■ Pocket park play equipment shall be per Exhibit B commercial grade
and subject to staff approval.
City of Atascadero
Resolution No.2005-089
Page 9 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Sery m
BL:Business BS:Building Services
West Front Village License FD:Fre Department
GP:Grading Permit PD:Police Department
PD-23 Master Plan of Development BP:Building Permit CE:City Engineer
F:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Tenporary CA City Attorney
0i
F0:Final
Cocupancy
12. The developer and/or subsequent owner shall assume GP PS
responsibility for the continued maintenance of all landscape and BP
common areas,consistent with EXHIBITS B&F.
13. All project fencing shall be installed consistent with EXHIBIT B, GP PS
sheets 5,9,and 10 subject to the following modifications: BP
■ The masonry screen wall shall be constructed as depicted in
EXHIBIT B,sheet 5 with decorative stacked stone or stacked stone
venner columns and matching cap,as shown,shall be 8 feet tall,
and shall include the following,subject to staff approval:
o Stucco finish shall be of smooth appearance or similar or
similar.
o The masonry wall shall be painted a dark earth tone color.
■ Residential fencing shall be as shown on sheet 5 and shall be 4
foot tall solid screening with 2 foot lattice.
Open space fencing shall be a maximum of 3 feet.
14. Affordable Housing Requirement: GP/BP PS,CA
Project Site:
The applicant shall deed restrict a minimum of 6 residential units for 30
years,prior to or concurrently with the final map,as follows:
■ 1 units at the very-low income rate,
■ 2 units at the low-income rate,
• 3 units at the moderate income rate.
All units shall be distributed throughout the project,subject to staff approval.
Future 5-Lot subdivision:
The future,subdivision of the site shall result in compliance with the most
current City Council policy regarding affordable housing deed restriction or
payment of in-lieu fees,prior to or concurrently with the final map.
15. Workforce Housing: Prior to recordation of final map,the applicant BP PS
shall 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:
City of Atascadero
Resolution No.2005-089
Page 10 of 52
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:Fire Deparlrnent
GP:Grading Permit PD:Police DepaMnenl
PD-23 Master Plan of Development BP:Building Pennit CECgEngineer
Fl:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Temporary ca City Momey
Occupancy
F0:Final
Occupancy
■ 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
16. The proposed pylon shall be consistent with the sign detail shown BP PS
in EXHIBIT B,Sheet 16,and shall include the following,subject to
staff approval:
■ The sign shall be a maximum of 50 feet tall.
�11rr►`
■ Signage size shall not exceed as follows:
100 square feet: Major Tenant
30 square feet minor tenants
200 square feet maximum per sign face
This condition shall supersede mitigation measure AES-5.
17. Commercial center tenant signage shall be as shown in EXHIBIT B, BP PS
G-J.All signs shall meet the size requirements of the Municipal
Code.
18. A Tree Protection Plan shall be prepared for encroachment within GP PS
the drip line of native trees located on or adjacent to the subject BP
parcel.The applicant will contract with a certified arborist to monitor
all activity within the drip lines of existing native oak trees.
19. The emergency services and facility maintenance costs listed BP PS
below shall be 100% funded by the project in perpetuity. The
gervice 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
City of Atascadero
Resolution No.2005-089
Page 11 of 52
" Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning services
BL:Business BS:Building Services
West Front Village License FD:FireDeparlrnent
GP:Grading PemYt PD:Police Department
PD-23 Master Plan of Development BP.Building PerrrA CE:City Engineer
FC Feral Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Terrwnary CA City Attorney
occupancy
Fa.Final
Occuloancy
of the district and assessment of the property.
a) All Atascadero Police Department service costs to the project.
b) All Atascadero Fire Department service costs to the project.
c) Off-site common City of Atascadero park facilities maintenance
service costs related to the project.
20. All tract maintenance costs listed below shall be 100% funded by BP PS
the project in perpetuity.The service and maintenance cost shall be
funded through either assessment districts or a Home Owners
Association established by the developer and subject to City
approval. The district or association must be in place prior to, or
concurrently with acceptance of any final maps. The district or
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 as
follows,shall be the responsibility of the district or association.
a) All streets, 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
planters, manufactured slopes outside private yards, and other
similar facilities.
f) All frontage landscaping and sidewalks along arterial streets.
21. Prior to final map,the applicant shall submit CC&Rs for review and BP PS
approval by the Community Development Department. The
CC&R's shall record with the Final Map and shall include the
fpllowing:
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
City of Atascadero
Resolution No.2005-089
Page 12 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
r PS:Planning Services
BL:Business BS:Building Services
West Front Village License FID:FiireDepatnent
GP:Grading Permit PD:Police Department
PD-23 Master Plan of Development BP:BuildingPernH CE,City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Tegmrary CA,City atlomey
Occupancy
F0:Foul
Occupancy
within the unit's garage.
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
22. All mitigation Measures listed in the certified Mitigated Negative BP PS
Declaration prepared by Padre and Associates shall be
implemented and adhered to.
23. All tree removals shall be mitigated per the requirements of the BP PS
Atascadero native Tree Ordinance.All trees located on the future 5-
lot subdivision shall be preserved.
City Engineer Project Conditions
24. The project applicant may apply for a reimbursement map for off- On going CE
site circulation improvements made to the Santa Rosa/US 101
interchange and frontage roads. The amount of reimbursement
credit based on actual construction costs subject to the review
and approval of the City Engineer and Administrative Services
Director. The reimbursement area and reimbursement amounts
shall be determined by an additional traffic study that
demonstrates a nexus for all parcels included in the
reimbursement area.
Drainage:
25. Submit calculations to support the design of any structures or GP,BP CE
pipes. Closed conduits shall be designed to convey the 10-year
flow with gravity flow, the 25-year flow with head, and provide
safe conveyance for the 100 year overflow.
26. Provide for the detention of the 50 year developed storm runoff, GP, BP CE
while metering out the 2 year undeveloped storm runoff.
27. Drainage basins shall be designed to desilt, detain and meter GP,BP CE
storm flows as well as release them to natural runoff locations.
28. The drainage basins shall be landscaped with native plantings. GP,BP CE
.r
29. A mechanism for funding and maintenance of the storm drain GP, BP CE
facilities shall be provided.
30. Show the method of dispersal at all pipe outlets. Include GP, BP CE
specifications for size&type.
31. Show method of conduct to approved off-site drainage facilities. GP,BP CE
*NW
City of Atascadero
Resolution No.2005-089
Page 13 of 52
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
V PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:Fire Department
GP:Grading Permit PD:Police Department
PD-23 Master Plan of Development BP:BuildingPermt CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-00052CH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Ternporany CA city Attorney
occupancy
F0:Final
Occupancy
32. Concentrated drainage from off-site areas shall be conveyed GP,BP CE
across the project site in drainage easements. Acquire drainage
easements where needed. Drainage shall cross lot lines only
where a drainage easement has been provided. If drainage
easement cannot be obtained the storm water release must
follow the exact historic path, rate and velocity as prior to the
subdivision.
33. Applicant shall submit erosion control plans and a Storm Water GP, BP CE
Pollution Prevention Plan (SWPPP). The Regional Water Quality
Control Board shall approve the SWPPP.
34. The Preliminary Grading and Drainage Plan details offsite grading GP, BP CE
to collect offsite storm water and pass it through the site. This
grading must be approved by the offsite property owner in a
recorded easement. If the easement can not be obtained all
grading along the west property line must be keep onsite.
Traffic Mitigation: GP, BP CE
35. A Traffic Impact Study was produced for this project by Omni- GP, BP CE
Means. In the study there are recommended mitigation
measures. Listed below are conditions to implement the
mitigation measures:
A. Santa Rosa Interchange
Install signals on the interchange at the intersection of the north and
south bound ramp heads. Remove both 4 way stops.
B. West Front Street/Santa Rosa Road Intersection
Make this intersection right in and right out only with the construction of
a median. This Improvement shall be reviewed by Caltrans Park and
Ride Staff.
C. Old Santa Rosa Road/Santa Rosa Road Intersection
Repave and stripe intersection and Old Santa Rosa Road to a Rural
Local Road Standard(401).
D. Por ola Ave Driveway(Gas Station)
This driveway will be right in and right out only.A physical barrier will be
place to restrict this movement.
These are improvements that are not identified as needed
improvements in the City of Atascadero Circulation Element and the
Growth Mitigation Program. Therefore, the growth mitigation fee does
not cover the improvements.
City of Atascadero
Resolution No.2005-059
Page 14 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Serkes
BL:Business BS:Building services
West Front Village License FD:FireDeparinrent
GP:Grading Permil PD:Police Department
PD-23 Master Plan of Development BP:Building Permit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:rerrporary CA City Momey
Occupancy
F0:Final
Occupancy
Public Improvements: GP,BP CE
36. West Front Street Frontage Improvements GP, BP CE
Improvements to include two (2) travel lanes, one (1) turn lane and a five
foot bike lane. An AC curb shall be constructed on the north-east side of
West Front. Curb, gutter and sidewalk shall be constructed shall be
constructed on the south-west side of West Front. No parking will be allowed
on West Front Street.
The existing south bound lane asphalt surface is failing. The road shall be
repaired to correct this deficiency. This may be a reconstruction, grind and
repave or resurfacing. The Project Improvement Plans shall address this
condition to the approval of the City Engineer.
36.A. The project shall install a raised, left turn restriction median GP, BP CE
barrier in the southern most driveway. The barrier shall prevent both
entering and exiting left turn movements.The City Engineer may waive
this requirement through demonstration by a traffic engineer that left
turn movements can be safely accommodated.
�ltlr►
37. Portola Ave. Frontage Improvements GP, BP CE
Improvements to include two (2) travel lanes and a bike lane. Curb, gutter
and sidewalk shall be constructed on the south side of Portola Ave.
38. All public improvements shall be constructed in conformance GP,BP CE
with the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
39. A mechanism to provide for the funding and maintenance of GP,BP CE
lighting, street improvements, special paving surfaces, sewer,
storm drain, common area landscape, open space, and
hardscape shall be provided.
40. The on-site residential streets shall be improved consistent with GP,BP CE
the Tentative Tract Map. The streets shall be marked with "No
Parking" signs within the cul-de-sac. All residential streets shall
be improved to City Standards. The City Engineer shall approve
any deviation from the standard curb and gutter.
41. All Utilities shall be underground on Portola Ave. and West Front
Road and within the project.
Sewer
42. A mechanism must be provided to fund the maintenance and GP,BP CE
future replacement of all sewer mains throughout the project
area. The developer shall establish a benefit maintenance
City of Atascadero
Resolution No.2005-089
Page 15 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
*Y' PS:Planning services
BL:Business BS:Building Services
West Front Village License FD:Fre Department
GP:Grading Permit PD:Police Departmenl
PD-23 Master Plan of Development BP:Building Parrnit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:TenWrary CACly Attorney
Occuparq
F0:Final
Occupancy
assessment district, or similar funding mechanism, approved by
the City, to provide sufficient funds, on an annual basis, to pay
for the maintenance activities on the sewer mainline and related
facilities within the project area.
43. Applicant shall pay sewer extension (Annexation), Connection GP, BP CE
and Reimbursement fees (if applicable) upon issuance of
building permit.
44. Drainage piping serving fixtures which have flood level rims GP, BP CE
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.
45. Gravity mains within the subdivision shall be eight (8) inches in GP,BP CE
diameter.
46. All sanitary sewer(SS) mains shall terminate in manholes unless GP, BP CE
extension of the main, at some later date, is anticipated. If
r 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:
47. Prior to final map recordation, the applicant shall provide a GP,BP CE
detailed cost analysis and breakdown of all maintenance
required and the amount to be billed to each property annually.
The analysis shall include scheduled maintenance including
slurry seals, overlays, etc. The analysis shall include
administrative fees.
48. The applicpnt shall enter a Subdivision Improvement Agreement GP,BP CE
with the City of Atascadero prior to recording the final map.
49. In the event that the applicant is allowed to bond for the public GP,BP CE
improvements required as a condition of this map,the applicant
$hall enter into a Subdivision Improvement Agreement with the
City Council.
50. An engineer's estimate of probable cost shall be submitted for GP,BP CE
review and approval by the City Engineer to determine the
amount of the bond.
51. The Subdivision Improvement Agreement shall record GP,BP CE
concurrently with the Final Map.
City of Atascadero
Resolution No.2005-089
Page 16 of 52
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
Y PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:FireDepadmenl
GP.Grading Pemvl PD:Police Deparbrnent
PD-23 Master Plan of Development BP:BuildingPenrit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-00051ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Terrporuy CA:City Attorney
Occupancy
F0:Final
Occupancy
52. The applicant shall enter into a Plan Check/Inspection GP, BP CE
agreement with the City.
53. A six(6)foot Public Utility Easement(PUE)shall be provided GP,BP CE
contiguous to the West Front Road and Portola Avenue property
frontages.
54. The applicant shall acquire title interest in any off-site land that GP,BP CE
may be required to allow for the construction of the
improvements.The applicant shall bear all costs associated with
the necessary acquisitions.The applicant shall also gain
concurrence from all adjacent property owners whose ingress
and egress is affected by these improvements.
55. Slope easements shall be obtained by the applicant as needed GP, BP CE
to accommodate cut or fill slopes.
56. Drainage easements shall be obtained by the applicant as GP, BP CE
needed to accommodate both public and private drainage
facilities.
tier 57. A preliminary subdivision guarantee shall be submitted for review GP, BP CE
in conjunction with the processing of the parcel map.
58. The final map shall be signed by the City Engineer prior to the GP, BP CE
map being placed on the agenda for City Council acceptance.
59. Prior to recording the parcel map,the applicant shall pay all GP, BP CE
outstanding plan check/inspection fees.
60. Prior to recording the map,the applicant shall complete all GP,BP CE
improvements required by these conditions of approval.
61. Prior to recording the parcel map,the applicant shall set GP,BP CE
monuments at all new property corners.A registered civil
engineer or licensed land surveyor shall indicate by certificate on
the parcel 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.
62. Prior to recording the parcel map,the applicant shall submit a GP,BP CE
rrap drawn in substantial conformance with the approved
tbntative map and in compliance with all conditions set forth
herein.The map shall be submitted for review and approval by
the City in accordance with the Subdivision Map Act and the
City's Subdivision Ordinance.
63. All existing and proposed utility,pipeline,open space,or other GP,BP CE
easements are to be shown on the final/parcel map. If there are
building or other restrictions related to the easements,they shall
*AW be noted on the final/parcel map. The applicant..shall show all
City of Ataseadero
Resolution No.2005-089
Page 17 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Buildup services
West Front Village License FD:Fire Department
GP:Grading Permit PD:Police Depart ent
PD-23 Master Plan of Development BP:BuildingPernit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Terrporary CA,Uy Attorney
Occupancy
F0:Final
Occupancy
access restrictions on the finallparcel map.
64. Prior to recording the parcel map,the applicant shall have the GP,BP CE
map 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 indicating their review of the map. The letter
shall identify any new easements that may be required by the
utility company. A copy of the letter shall be submitted to the
City. New easements shall be shown on the parcel map.
65. Prior to the issuance of building permits the applicant shall GP, BP CE
submit plans and supporting calculations/reports including street
improvements,underground utilities,composite utilities,and
grading/drainage plans prepared by a registered civil engineer
for review and approval by the City Engineer.
Atascadero Mutual Water Company
66. Before the issuance of building permits, the applicant shall GP,BP CE
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).
67. Before the start of construction on the water system GP, BP CE
improvements, the applicant shall pay all installation and
connection fees required by AMWC. Subject to the approval of
AMWC, the applicant may enter in to a "deferred connection"
agreement.
68. Before issuance of building permits, the applicant shall obtain a GP, BP CE
'Will Serve" letter from AMWC for the newly created lots within
the subdivision.
69. The applicant shall bank the water meters serving Lots 14-25 GP, BP CE
keeping them within the Coromar Court right-of-way.
70. Water mains and appurtenances not accepted for operation and GP, BP CE
maintenance by AMWC shall be isolated from the AMWC system
with detector-type cross-connection control devices. All cross-
connection devices shall conform to AWWA and California
Department of Health Services standards.
71. The applicant shall provide AMWC with easements for those GP, BP CE
water mains and appurtenances proposed for operation and
maintenance by AMWC that are constructed outside of publicly
*4W maintained right-of-ways. The minimum width of these
City of Atascadero
Resolution No.2005-089
Page 18 of 52
" Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
'�► PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:Fire Depadrnent
GP.Grading Peni6 PD:Police Department
PD-23 Master Plan of Development BP.BuildingPemrt CE:C4 Engineer
Fl:Final Inspect on WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Temporary CP:C4Aflomey
Occwarq
F0:Final
Occwarq
easements shall be 20-feet or as directed by AMWC. AMWC
shall review and approve the form and content of these
easements before recordation. Water mains constructed within
these easements shall not pass beneath, and shall maintain a
minimum of five feet of clearance from, any structure, retaining
wall,footing,or foundation.
72. The applicant shall relocate the existing 6-inch water line that GP, BP CE
crosses Lots 1-3 into the Portola Road and West Front Road
rights-of-way.
73. The applicant shall submit a hydraulic analysis with the first plan GP, BP CE
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.
74. The applicant shall obtain a separate landscape-irrigation GP, BP CE
meter(s)from AMWC for the common areas within the project.
75. Before construction of the water system improvements, AMWC GP, BP CE
shall review and approve the irrigation plans for the common
areas within the project. The irrigation plan submittal shall
include the following:
o Landscape irrigation meter location and size.
o Backflow prevention device type, location, and
manufacturer
o Flow and precipitation rate for each circuit
o Irrigation schedules including schedules for
establishment period and post establishment period
o Total anticipated water application per circuit per month
for both schedules
o Total landscape water application.
o Use drip irrigation where ever possible
o A check valve shall be installed on the lowest head in
each sprinkler circuit
PLANNING COMMISSION CONDITIONS
76. Provide Portolla Road Traffic Control evaluation.
77. Eliminate non-tax generating uses, similar to Dove Creek
project.
78. Provide deeper earth tone colors on business park
%W buildings.
City of Atascadero
Resolution No.2005-089
Page 19 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:FiireDeparVrent
GP:Grading PermA PD:Police Department
PO-23 Master Plan of Development BP:Building Permit CE:City Engineer
Fl:Final GPA 2003-00052CH 2003-00582CH 2003-0088/CUP 2003-0108 TO:Te pfarcton CkUy llorner
rtpo2ry CA Uy Pltomey
Occupancy
F0:Final
Occupancy
79. Stripe center line of Coromar Avenue and add stop sign at
Via Tortuga
80. The sign locations and maximum height are approved as
proposed. As part of the construction permit process,
applicant shall provide an analysis of the brightness and
glare of the pylon signs. The final design and analysis
shall be brought back to public hearing for review and
approval.
BP PS, BS,CE AES-1
Mitigation Measure AES-1: The following landscape mitigations shall apply:
a) Landscaping of Caltrans ROW required;
b) Development shall be buffered with an informal landscape theme,
meandering pathway,and compatible project fencing;
c) The project shall include landscaping of all common areas, including
slopes,streetscapes,residential front yards,and street trees;and,
d) All on-site retention basins shall be designed, constructed, and
maintained as jurisdictional well while allowing the basins to
function as engineered for storm water management.
Mitigation Measure AES-2: The proposed homes shall include the use of earth-tone BP PS, BS, CE AES-2
paint and roof colors designed to blend with the surrounding semi-rural environment
and reduce the potential for reflected light and glare.
Mitigation Measure AES-3: Only pedestrian pathway (bollard style) lighting is BP PS, BS,CE AES-3
proposed. However, if exterior street lighting is proposed, it shall be limited to
intersections only and 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 luminaire pole height shall not exceed 20-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 private street. Fixtures shall be shield cut-off type and
compatible with neighborhood setting,subject to staff approval.
In addition, individual exterior home-owner lighting shall be restricted through CC&R's
and individual lot deed-restriction to prohibit high-intensity lighting in excess of one-
foot candle, limited in fixture height to not exceed 10 feet, and utilize full cut-off,
"hooded"lighting fixtures to prevent offsite light spillage and glare.
Mitigation Measure AES-4: To prevent impacts to visual resources associated with
BP PS, BS,CE AES-4
the Wilson Property,Mitigation Measure 13I0-8 shall be implemented.
Mitigation Measure AES-5: Two pylon and monument signs shall be constructed
BP,GP PS, BS,CE AES-5
according to the City of Atascadero's Sign Ordinance. Where principles uses are
shopping, offices or industrial complexes, freeway oriented signs are allowed a
maximum of one (1) square foot of sign per lineal foot of building frontage, not to
exceed sixty (60) feet, whichever is less (section 9-15.005ii). For gas station
`rlgiri
City of Ataseadero
Resolution No.2005-089
Page 20 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Budding Services
West Front Village License FD:FireDepartrnent
GP.Grading Perm! PD:Police Department
PD-23 Master Plan of Development BP:BuildingPernit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Temporary CaCity Attorney
Occupancy
F0:Final
Occupancy
canopies, a maximum of twenty(20) square-foot signs with logos and color banding
on no more than two(2)sides are allowed(Section 9-15.005iii).
As per Section 9-15.005a(2),one(1) monument sign is allowed per 200 lineal feet of
street frontage, not including street frontage adjacent to residential zones, up to sixty
(60) square feet in size and up to ten (10) feet from the natural grade. Monument
signs must be landscaped in a manner that incorporates the sign into the
surroundings(section 9-15.004h).
Mitigation Measure AQ-1: During construction, the applicant shall implement the BP,GP PS, BS,CE AQ-1
following standard construction equipment mitigation measures for reducing nitrogen
oxide (NOx) and combustion emissions (diesel particulate matter) shall (see section
6.3.1 of the Air Quality Handbook):
a) Maintain all construction equipment in proper tune according to
manufacturer's specifications;
b) Fuel all off-road and portable diesel powered equipment with
ARB certified motor vehicle diesel fuel (non-taxed version
suitable for use off-road);and,
�Irr►' c) Maximize, to the extent feasible, the use of diesel construction
equipment meeting ARB's 1996 and newer certification standard
for off-road heavy-duty diesel engines.
Mitigation Measure AQ-2: This measure focuses on reducing ozone formation from BP PS, BS,CE AQ-2
project-related ozone precursors, NOx and ROC. The primary source of these
emissions would be ROC released during application of paint to the proposed
residential and commercial structures. The rate of ozone formation is greatest during
periods of clear weather, low winds and high temperatures. Based on air quality
monitoring at the Atascadero station, peak hourly ozone levels occur from May
through September. One of the following measures shall be implemented to prevent
exceedances of the State 1-hour ozone standard:
a) Paint shall not be applied from May through September;OR
b) Paint emissions shall not exceed the 185 pound per day
significance threshold (88 gallons per day based on 2.08 pounds
VOC per gallon);AND
C) Paint emissions shall not exceed the 2.5 ton per quarter
significance threshold (2,403 gallons per quarter based on 2.08
pounds VOC per gallon).
d) The use of pre-coated materials, or naturally colored materials
and high transfer efficiency painting methods (e.g., HVLP,
brush/roller, etc.) to the maximum extent feasible would reduce
the amount of paint used and facilitate compliance with the
thresholds.
City of Atascadero
Resolution No.2005-089
Page 21 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:FiireDepartment
GP:Grading Permit PD:Police Depad rnent
PD-23 Master Plan of Development BP:BuildingPerma CE:City Engineer
Fl:Final Irspectbn WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Tenwrary CACiyAttorney
Occupancy
F0:Final
Occupancy
Mitigation Measure AQ-3:Prior to the City issuing a Building Permit for the project,the BP,GP PS, BS, CE AQ-3
applicant shall provide to the City project grading and buildings plans that contain the
following required PM10 mitigation measures. In addition, the applicant shall
designate a person or persons to monitor, during construction, the dust control
program and to order increased watering, as necessary, to prevent transport of dust
offsite. Their duties shall include holidays and weekend periods when work may not
be in progress. The name and telephone number of such persons shall be provided
to the APCD prior to land use clearance for map recordation and finished grading of
the area.
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 would be required whenever wind speeds exceed 15
mph. Reclaimed (nonpotable) water should be used whenever
possible;
C) All dirt stock pile areas should be sprayed daily as needed;
d) Permanent dust control measures identified in the approved
project revegetation and landscape plans should be implemented
as soon as possible following completion of any soil disturbing
activities;
e) Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading should be sown with a
fast germinating native grass seed and watered until vegetation is
established;
f) All disturbed soil areas not subject to revegetation should be
stabilized using approved chemical soil binders, jute netting, or
other methods approved in advance by the APCD;
g) All roadways, driveways, sidewalks, etc. to be paved should be
completed 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 wash off trucks and equipment leaving the
site;and,
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.
City of Atascadero
Resolution No.2005-089
Page 22 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building services
West Front Village License FD:ReDeparlment
GP:Grading Pernll PD:Police Department
PD-23 Master Plan of Development BP:BuildingPerrrit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Temporary CACity Atlomey
Occupancy
Fa Fuad
Occupancy
Mitigation Measure AQ-4: Prior to any grading activities at the site,the applicant shall GP PS, BS,CE AQ-4
ensure that a geologic evaluation is conducted to determine if naturally occurring
asbestos (NOA) is present within the area that will be disturbed. If NOA is not
present, an exemption request must be filed with the District. If NOA is found at the
site, the applicant must comply with all requirements outlined in the Asbestos Air
Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface
Mining Operations. This may include development of an Asbestos Dust Mitigation
Plan and an Asbestos Health and Safety Program for approval by the APCD.
Mitigation Measure AQ-5: The applicant shall only install APCD approved wood BP PS, BS, CE, AQ-5
burning devices in the new dwelling units consistent with APCD Rule 504. These FD
devices include:
a) All EPA-Certified Phase 11 wood burning devices;
b) Catalytic wood burning devices which emit less than or equal to
4.1 grams per hour of particulate matter-which are not EPA-
Certified but have been verified by a nationally-recognized testing
lab;
C) Non-catalytic wood burning devices which emit less than or equal
to 7.5 grams per hour of particulate matter which are not EPA-
Certified but have been verified by a nationally-recognized testing
lab;
d) Pellet-fueled woodheaters;and,
e) Dedicated gas-fired fireplaces.
Mitigation Measure AQ-6: The applicant shall comply with AB 3205 Requirements for BP PS, BS,CE AQ-6
Gasoline Dispensing Facilities. Prior to construction, the applicant shall provide
information to the APCD indicating whether hazardous materials or certain equipment
or processes will be used in or at the facility. Such uses may require a permit from
the APCD and/or a Hazardous Materials Business Plan. The City of Atascadero will
not issue a final certificate of occupancy until the applicant or future building occupant
has complied with the provisions of the law. The law may also impose certain public
noticing requirements for a facility that handles hazardous materials and is located
within 1,000 flet of the outer boundary of a school(kindergarten through 12th grade).
Mitigation Measure AQ-7: Prior to construction,the applicant shall obtain a Combined
BP,GP PS, BS,CE AQ-7
Authority to Construct/Operate, issued by the APCD and the San Luis Obispo County
Environmental Health Service (EHS). As part of this, the District will run a health-
based screening level risk assessment for the facility, following the California Air
Pollution Control Officer's Association (CAPCOA) guidelines. Depending on the
District's screening risk determination, the applicant may be subject to throughput
City of Atascadero
Resolution No.2005-089
Page 23 of 52
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Ser*.es
BL:Business BS:Building Services
West Front Village Uunse FD:FireDepadnent
GP:Grading Perml PD:Porce Departrnent
PD-23 Master Plan of Development BP:BuildingPemit CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Temporary CaCity Attomey
acupancy
F0:Final
Occupancy
limitations or may be required to submit a more refined Health Risk Assessment.
Mitigation Measure AO-8: Prior to the City issuing a Building Permit, the applicant GP, BP PS, BS, CE AQ-8
shall incorporate the following into the project design:
a) Traffic calming modifications to project roads, such as narrower
streets,speed platforms, bulb-outs and intersection modifications
designed to reduce vehicle speeds, thus encouraging pedestrian
and bicycle travel;
b) Easements or land dedications for bikeways and pedestrian
walkways;
C) Continuous sidewalks separated from the roadway by
landscaping and on-street parking. Adequate lighting for
sidewalks must be provided, along with crosswalks at
intersections;
d) If the project is located on an established transit route, improve
public transit accessibility by providing transit turnouts with direct
pedestrian access to the'project;
e) Street shade tree planting;
f) Outdoor electrical outlets to encourage the use of electric
appliances and tools;
g) On-site bicycle parking for multi-family residential developments;
h) Cable to allow telecommuting, teleconferencing and telelearning
to occur simultaneously in at least three locations throughout the
home;
i) Shade tree planting along southern exposures of buildings to
reduce summer cooling needs;
j) Roof material with a solar reflectance value meeting the
EPA/DOE Energy Star®rating to reduce summer cooling needs;
k) Building energy efficiency rating by 10% above what is required
by Title 24 requirements. This can be accomplished in a number
of ways(increasing attic,wall,or floor insulation,installing double
pane windows, using high efficiency home heating,cooling,water
heaters,and appliances,using efficient interior lighting etc.);
1) Outdoor electrical outlets to encourage the use of electric
appliances and tools;
m) Walls and attic insulation beyond Title 24 requirements;
n) High efficiency gas or solar water heaters;
o) Built-in energy efficient appliances;
P) Double-paned windows;
q) Low energy street lights(i.e.sodium);
City of Atascadero
Resolution No.2005-089
Page 24 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:FireDepannent
GP.Grading Pernd PD:Police Department
PD-23 Master Plan of Development BP:BuildingPern'A CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Tenporary CACilyAttorney
Occupancy
F0:Final
Occupancy
r) Energy efficient interior lighting;
S) Low energy traffic signals(i.e.light emitting diode);
t) Door sweeps and weather stripping if more efficient doors and
windows are not available;and,
U) High efficiency or gas space heating.
Mitigation Measure BIO-1: Initial rough grading operations and vegetation removal BP PS,BS,CE BIO-1
shall be conducted prior to, or after,the typical migratory bird nesting season (March
1 — August 1) to avoid any potential impact to migratory bird nesting activity.
Therefore, initial grading should be conducted between the months of August and
February.
Mitigation Measure BI00-2: If Measure BIO-1 is infeasible, pre-construction surveys BP PS,BS,CE 13I0-2
shall be conducted prior to any initial grading activity and vegetation removal to
identify any potential bird nesting activity,and:
a) If any nest sites of bird species protected under the Migratory Bird
Treaty Act are observed within the vicinity of the project site, then the
project shall be modified and/or delayed as necessary to avoid direct
take of the identified nests,eggs,and/or young;and,
b) If active nest sites of raptors and/or birds species of special concern
are observed within the vicinity of the project site,then CDFG shall be
contacted to establish the appropriate buffer around the nest site.
Construction activities in the buffer zone shall be prohibited until the
young have fledged the nest and achieved independence.
Mitigation Measure BIO-3: Prior to any earth disturbance, exclusionary fencing shall
BP PS,BS,CE BIO-3
be erected at the boundaries of all construction areas to avoid equipment and human
intrusion into adjacent habitats. The fencing shall remain in place and be maintained
throughout construction.
Mitigation Measure BIO-4: Several measures are included within the Arborist Report BP PS,BS,CE 6I0-4
prepared by A&T which outline methods of minimizing potential impacts to existing
oak trees which would remain within the property at completion of the proposed
project. These measures include following,as stated within the Arborist Report:
a) '? The proposed fencing shall be shown on the grading plan. It
must be a minimum of 4' high chain link, snow, or safety fence
staked at the edge of the drip-line or line of encroachment for
each tree or group of trees. The fence shall be up before any
construction or earth moving begins. The fencing shall be placed
at the edge of the drip-line or further as measured from the actual
trees. The owner shall be responsible for maintaining an erect
fence throughout the construction period. The arborist(s), upon
notification, will inspect the fence placement once it is erected.
Ver After this time, fencing shall not be moved without arborist
City of Atascadero
Resolution No.2005-089
Page 25 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL,Business BS:Building Services
West Front Village License FD:Fire Departrnent
GP:Grading Permit PD:Police DepaNnenl
PD-23 Master Plan of Development BP:Building Pernd CE:CiyEngineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Terrporary CA City Attorney
Occupancy
F0:Final
Occupancy
inspection/approval. If the orange plastic fencing is used, a
minimum of four zip ties shall be used on each stake to secure
the fence along with tie wire or other suitable material intertwined
through the top.
b) Soils within the drip-line that have been compacted by heavy
equipment and/or construction activities must be returned to their
original state before all work is completed. Methods include
water jetting, adding organic matter, and boring small holes with
an auger (18" deep, 2-3' apart with a 2-4" auger) and the
application of moderate amounts of nitrogen fertilizer. The
arborist(s)shall advise.
C) All areas within the dripline of the trees that cannot be fenced
shall receive a 4-6" layer of chip mulch to retain moisture, soil
structure and reduce the effects of soil compaction.
d) All trenching within the drip-line of native trees shall be hand dug,
augured or bored. Prior to any trenching, all utility paths under
the drip lines shall be marked by the owner and subsequently air
spade to expose all roots without damaging them. Conduit/piping
shall then be placed over/under all roots greater than one inch in
diameter. The trench can then be re-buried without the need to
cut any large roots.
e) Grading should not encroach within the drip-line unless
authorized. If grading is necessary, construction of retaining
walls or tree wells or other protection measures may be
necessary to insure the survivability of the trees. Chip mulch 4-6"
in depth may also be required in these areas. Grading should not
disrupt the normal drainage pattern around the trees. Fills should
not create a ponding condition and excavations should not leave
the tree on a rapidly draining mound.
f) Any exposed roots shall be re-covered the same day they were
exposed. If they cannot, they must be covered with burlap or
another suitable material and wetted down 2x per day until re-
buried.
g) Pervious surfacing is preferred within the drip-line of any oak tree.
Permeable pavers shall be used for the sidewalk under the drip-
line. Arborist(s)will advise.
h) Vehicles and all heavy equipment shall not be driven under the
trees, as this will contribute to soil compaction. Also there is to
be no parking of equipment or personal vehicles in these areas.
r All areas behind fencing are off-limits unless pre-approved by the
arborist.
i) The existing ground surface within the drip-line of all oak trees
shall not be cut,filled,compacted or paved, unless shown on the
grading plans and approved by the arborist.
D No liquid or solid construction waste shall be dumped on the
ground within the drip-line of any oak tree.
r k) An arborist shall be present for selected activities and pre-
City of Atascadero
Resolution No.2005-089
Page 26 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning services
BL:Business BS:Building services
West Front Village License FD:Fre Department
GP:Grading Permit PD:Police Department
PD-23 Master Plan of Development BP:Building Perri CE:City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Temporary Ca City Attorney
Ocupancy
F0:Final
Occupancy
construction fence placement inspection. The monitoring does
not necessarily have to be continuous, but observational at time
during the above activities. It is the responsibility of the owner(s)
or their designee to inform us prior to these events so A&T can
make arrangements to be present. The following activities shall
be monitored: 1) trenching within the drip-line; 2) curb footing
excavation;and,3)sidewalk grading.
I) An on-site preconstruction meeting with the Arborist(s),Owner(s),
Planning Staff, and the earth-moving team shall be required for
this project. Prior to final occupancy, a letter from the arborist(s)
shall be required verifying the health/condition of all impacted
trees and providing any recommendations for any additional
mitigation. The letter shall verify that the arborist(s) were on site
for all grading and/or trenching activity that encroached into the
drip-line of the selected native trees, and that all work done in
these areas was completed to the standards set forth above.
m) Class 4 pruning includes—Crown reduction pruning shall consist
of reduction of tops, sides,or individual limbs. A trained arborist
shall perform all pruning.
n) All landscape under the drip-line shall be drought tolerant or
native varieties. Lawns shall be avoided. All irrigation trenching
shall be routed around critical root zones, otherwise above
ground drip-irrigation shall be used.
o) All utilities shall be placed down the roads and driveways and
when possible outside of the drip-line. The arborist shall
supervise trenching within the drip-line. All trenching in these
areas shall be hand dug. As stated above in the trenching
mitigation, all paths shall be marked by the owner and air spade
prior to any digging.
Mitigation Measure BIO-5: The applicant shall develop and submit an oak tree BP PS,BS,CE 113I0-5
replacement plan to the City of Atascadero to ensure that the project is in compliance
with the City of Atascadero Native Tree Ordinance. As such, native trees removed
during project implementation shall be replaced. For every 6" diameter at breast
height (dbh) or greater of deciduous oak tree removed, two 5-gallon, locally grown
native oaks of the same-species shall be planted. For every 6"dbh of other native
tree (as listed in City Ordinance Number 350) that is removed, one 5-gallon, locally
grown tree of the same species shall be planted(Atascadero Native Tree Guidelines).
Mitigation Measure BIO-6: Upon project completion a final status report shall be
BP PS, BS,CE 13I0-6
prepared by the project arborist, and submitted to the City of Atascadero, certifying
the project was in compliance with the mitigation measures included in the A&M
arborist report and those measures which will be included within the proposed Oak
Tree Replacement Plan,as described above.
Mitigation Measure 6I0-7: All existing native trees on the Wilson Property shall not
GP PS,BS,CE BI0-7
be removed or significantly impacted as a result of project implementation.
Mitigation Measure BIO-8: The applicant shall ensure that the three wetland areas
BP,GP PS,BS,CE 13I0-8
City of Atascadero
Resolution No.2005-089
Page 27 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:FireDeparlment
GP:Grading Permit PD:Police Departmenl
PD-23 Master Plan of Development BP:Building Pernit ce City Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-00052CH 2003-0058/ZCH 2003-0088/CUP 2003-0108 To:Temporary CA.City Attorney
Occupancy
F0:Final
Occupancy
are designed,constructed and maintained in accordance with the requirements of the
404 Permit issued by the U.S.Army Corps of Engineers for the project.
Mitigation Measures CUL-1. Because the Colony house is largely intact with few BP,GP PS,BS,CE CUL-1
modern alterations and the cluster of structure and trees retains a setting of the
organization, vies, and tranquility of the Frandsen and Wilson households and is
regarded as an important part of the early history of Atascadero, an Historic Overlay
Zone shall be required on the Wilson Property to protect it from any adverse impacts
from the current and future projects. Any construction and/or subdivision on the site
shall be consistent with the Secretary of Interior standards for rehabilitation of historic
structures.
Mitigation Measure CUL-2: Should any cultural resources be unearthed during site BP,GP PS, BS,CE CUL-2
development work, the provisions of CEQA -Section 15064.5, will be followed to
reduce impacts to a non-significant level.
Mitigation Measure CUL-3: Any additional mitigation measures recommended by the
BP,GP PS, BS,CE CUL-3
project cultural resource consultant, resulting from completion of Phase II testing or
+' from on-site monitoring of earth disturbance activities shall be forwarded to the City in
the form of a mitigation monitoring program for site development, and shall be
incorporated into the proposed project prior to project approval.
Mitigation Measure GEO-1: The applicant will implement Mitigation Measure HWQ-1.
BP PS, BS,CE GEO-1
Mitigation Measure GEO-2: A soils report and geotechnical investigation shall be
BP PS, BS,CE GEO-2
submitted as part of the building permit process. Any measures identified in this
report shall be incorporated into the conditions of approval.
Mitigation Measure HAZ-1: Prior to grading activities at the 1-acre parcel of the
BP,GP PS, BS,CE HAZ-1
former gasoline station} the applicant shall prepare a Contaminated Materials
Management Plan(CMMP)to be implemented during excavation or grading activities.
The CMMP shall include procedures for the proper and safe handling and disposal of
petroleum hydrocarbon contaminated soils. Petroleum hydrocarbon-containing soil
with Total Petroleum Hydrocarbon (TPH) concentrations in excess of 100 milligrams
per kilogram'ishall not be used for backfill material on-site and shall be transported to
a properly licensed landfill or recycling facility. The CMMP shall be submitted to the
City and the County of San Luis Obispo Division of Environmental Health for review
and approval prior to initiation of grading activities.
Mitigation Measure HAZ-2: Mitigation Measure HAZ-2: No water wells will be
BP,GP PS, BS,CE HAZ-2
constructed at the project site without the express written approval of the Regional
Water Quality Control Board.
�r
City of Atascadero
Resolution No.2005-089
Page 28 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:Fre Department
GP:Grading Pemrt PD:Police Department
PD-23 Master Plan of Development BP:BuildingPernrt CE:Cily Engineer
Fl:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Temporary CA C4 Attorney
occupancy
F0:Final
Occupancy
Mitigation Measure HAZ-3: The gas station shall be constructed and operated in BP,GP PS, BS,CE HAZ-3
accordance with current state UST specifications including double-walled tanks,
piping and dispenser catch pans. The applicant shall obtain appropriate UST permits
from the County Environmental Health Division, the local Certified Unified Program
Agency(CUPA)for the proposed UST installations.
Mitigation Measure HWQ-1: The applicant will prepare and implement a Sediment BP,GP PS, BS,CE HWQ-1
and Erosion Control Plan(SECP)for the proposed project. The SECP will include:
a) Slope surface stabilization measures, such as temporary mulching,
seeding, and other suitable stabilization measures to protect exposed
erodible areas during construction,and installation of earthen or paved
interceptors and diversion at the top of cut of fill slopes where there is
a potential for erosive surface runoff;
b) Erosion and sedimentation control devices, such as energy absorbing
structures or devices, will be used, as necessary, to reduce the
velocity of runoff water to prevent polluting sedimentation discharges;
c) Installation of mechanical and/or vegetative final erosion control
measures within 30 days after completion of grading;
d) Confining land clearing and grading operations to the period between
April 15 and October 15 to avoid the rainy season;and,
e) Minimizing the land area disturbed and the period of exposure to the
shortest feasible time.
Prior to construction, the applicant will develop a Storm Water Pollution Prevention
Plan (SWPPP) and submit a Notice of Intent to comply with the NPDES "General
Permit for Storm Water Discharge Associated with Construction Activity (99-08-
DWQ). The SWPPP will include provisions for the installation and maintenance of
Best Management Practices to reduce the potential for erosion of disturbed soils at
the Project site.
Mitigation Measure HWQ-2: The developer is responsible for ensuring that all BP,GP PS, BS,CE HWQ-2
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 NOI-1: The applicant will construct acoustic sound walls to
BP,GP PS, BS,CE N0I-1
mitigate elevated noise levels to the residences. The noise barrier will extend in
height (minimum of.6 feet) so that it breaks the line of sight between the noise
sources and the receivers. The sound wall shall have a continuous structure and
extend in a linear fashion parallel to the property line interface with the service
station/retail facility and hotel and the residences (townhomes and single family
residences)along this boundary. The location of the sound wall is shown in Figure 2-
City of Atascadero
Resolution No.2005-089
Page 29 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village License FD:Fre Department
GP:Grading PerrrA PD:Police Department
PD-23 Master Plan of Development BP:BuildingPerrd cECity Engineer
FI:Final Inspection WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Temporary cacayanomey
Occupancy
F0:Final
Occupancy
2. Aesthetics treatment, including landscaping of various shrubs, will be applied to
the sound wall to mitigate visual concerns.
Mitigation Measure NOI-2: All construction activities shall comply with the City of BP,GP PS, BS,CE N0I-2
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
Furthermore, 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.
Mitigation Measure PUB-1: Applicant will pay all Development Impact Fees per City BP,GP PS, BS,CE PUB-1
requirements. The emergency services and facility maintenance costs listed below
shall be 100%funded by the project in perpetuity. The service and maintenance cost
shall be funded through a community facilities district established by the developer
subject to City approval. The funding mechanism must be in place prior to or
concurrently with acceptance of 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 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;and,
c) Off-site common City of Atascadero park facilities maintenance service
costs related to the project.
City of Atascadero
Resolution No.2005-089
Page 30 of 52
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village Liner" FD:Fire Department
GP:Grading Permd PD:Police Department
PD-23 Master Plan of Development BP:Building Pernt CE:City Engineer
FI:Final Inspectbn WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO:Ternporary CA,City Ariomey
Occupancy
F0:Fnal
Occupancy
Mitigation Measures TRA-1: The following mitigation measures have been identified BP,GP PS,BS,CE TRA-1
and/or the equitable share has been calculated:
A. Santa Rosa Road/US 101 interchange: Install traffic signals and
consider coordination with nearby and future traffic signals. As a result
of cumulative traffic growth within the vicinity of this interchange and
the existing substandard design of this tight diamond interchange, the
existing all-way stop controlled intersections are forecasted to degrade
to unacceptable LOS "F" conditions during the PM peak In addition,
the projected traffic volumes during the PM peak hour period meet
Caltrans'Peak Hour Warrant 11 (Urban Areas)for both intersections.
A queuing analysis was performed along Santa Rosa Road between
the two future signalized ramp heads. It was determined that there is
not adequate space between the two ramp intersections to
accommodate traffic signals at this location. However, if these traffic
signals were coordinated, traffic flow would be improved. A detailed
analysis would be required. Ultimately, this substandard interchange
needs to be improved to Caltrans' current standards. Therefore, it is
recommended that the City and/or Caltrans conduct a Project Study
Report (PSR) for this interchange to determine future improvements.
r These future improvements may include consideration of roundabouts
and/or re-aligning surface streets in addition to the recommendations
made by OMNI-MEANS.
Based upon Caltrans' Guide for Preparation of Traffic Impact Studies
(June 2001), the equitable share responsibility was calculated during
the PM peak hour period. Based upon the project's contribution to the
PM peak hour traffic growth at this intersection, the project's "fair-
share"of improvements at the intersection of Santa Rosa Road/West
Front Road/US 101 SB On Ramp is projected to be 43.5%
[259/(1,652-1,056)].At the intersection of Santa Rosa Road/East Front
Road/US 101 NB Ramps,the project's"fair-share"of improvements is
projected to be 31.4% [176/(2,011-1,451)]. With recommended
improvements at these intersections, the AM and PM peak hour LOS
are projected to operate acceptably.
B. Project Driveways: It is recommended, and was assumed during this
analysis, that the Portola Avenue/Driveway #1 operate as "right-turn-
only"intersections. This is a result of the close proximity to the Portola
Avenue/West Front Road intersection. It is further recommended that
acceleration and deceleration lanes be installed that comply with the
City's development standards. Based upon the forecasted traffic
volumes at these locations, the acceleration and deceleration lanes
should be a minimum of 50 feet for the eastbound right turn lane. For
the West Front Road Driveway#2 and West Front Road/Driveway#3,
the acceleration and deceleration lanes should also be a minimum of
50 feet.
C. Santa Rosa Road/E/ Camino Real Intersection: Provide for dual
northbound left turning movements on EI Camino Real to
City of Atascadero
Resolution No.2005-089
Page 31 of 52
" Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
West Front Village license FD:FireDepadment
GP:Grading Perri l PD:Police Depadrnent
PD-23 Master Plan of Development BP:Building Pernt CE:CkyEngineer
Fl:Final Inspec(pn WW:Wastewater
GPA 2003-0005/ZCH 2003-0058/ZCH 2003-0088/CUP 2003-0108 TO,.TerrWrary CA:CityAltomey
Occupancy
F0:Final
Occupancy
accommodate the forecasted increase in traffic volume at this
intersection. Implementation of the proposed mitigation measure is
forecasted to result in acceptable CS through Year 2025. Under Year
2025 Base plus Project Conditions, the project's 'fair share" of
improvements at the intersection is projected to be 8.9% [93/2,947-
2,235)].
'r
r
'�rrY
City of Atascadero
Resolution No.2005-089
Page 32 of 52
EXHIBIT B:Master Plan of Development/Site Plan
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City of Atascadero
Resolution No.2005-089
Page 33 of 52
EXHIBIT B-2: Alternate Site Plan
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Exhibit B-2 (CUP 2003-010$1
Alternative Site Plan
low
City of Atascadero
Resolution No.2005-089
Page 34 of 52
EXHIBIT C: Arborist Report
A & T AR80RRISTS <a
P.O.BOX 1311 TEMPLETON,CA 93465 (805)434-0131
9-02-05
Richard Shannon,Peabody and Plum Realty
West Front Village Project,Atascadero,CA
This report is in regards to the proposed development at the comer of Westt Front Street
and Portola Road in Atascadero,California. The property consists of gently sloping
grasslands with blue oaks(Quercus douglassi),white oaks(Quercus lobata)and one
toyon(Heteromeles arbutifolia).
There are 18 native trees on the site. Originally all but two were planned to be removed,
however,with plan changes,two or three additional trees will be saved. Total number of
removals is 13 with a total diameter of 196 inches. Two mature trees will need to be
removed from the site. Tree#1 is a 31-inch diameter live oak that is in very poor
condition. There is severe tip die back and heavy infestation of scale. The tree is also in
the middle of the planned convenience store. Tree#17 is a 35-inch diameter live oak that
has had a massive past failure on the South side. The tree has severe heart rot and would
pose a severe hazard to any nearby construction. Trees#2-10 are located near and within
the proposed entrance off of Portola Road. There were discussions regarding saving
some of these trees. Options included changing the entrance location to accommodate
the trees. Problems arose due to the freeway off ramp location and site distance
requirements. Therefore,these trees will need to be removed. Trees#15 and 416 are
located in the backyard of one of the homes. The plans show one tree to be removed,
however,these trees are fairly close together and both may be able to be saved. The tree
removal form reflects saving both of them.
It is the owners'(or designee)responsibility to inform us of any changes that will
encroach into the drip-line of any oak tree so we may apply any necessary mitigation
measures.
Tree Rating System
A rating system of 1-10 was used for visually establishing the overall condition of each
tree on the spreadsheet. The rating system is defined as follows:
Ratine Condition
0 Deceased
I Evidence of massive past failures,extreme disease and is in severe
decline.
2 May be saved with attention to class 4 pruning, insect/pest
eradication and future monitoring.
err°
City of Atascadero
Resolution No.2005-089
Page 35 of 52
EXHIBIT C: Arborist Report
I
3 Some past failures,some pests or structural defects that may be
mitigated by pruning.
4 May have had minor past failures,excessive deadwood or minor
structural defects that can be mitigated with pruning.
5 Relatively healthy tree with little visual structural and or pest
defects.
6 Healthy tree that probably can be left in its natural state.
7-9 Have had proper arboricultural pruning and attention or have no
apparent structural defects.
10 Specimen tree with perfect shape,structure and foliage in a
protected setting(i.e.park,arboretum).
The following mitigation measures/methods must be fully understood and followed by
anyone working within the drip-line of any oak tree. Any necessary clarification will be
provided by us(the arborists)upon request.
1. Fencing: The proposed fencing shall be shown on the grading plan. It must
be a minimum of 4'high chain link,snow or safety fence staked at the edge of the drip-
line or line of encroachment for each tree or group of trees. The fence shall be up before
any construction or earth moving begins. The fencing should be placed at the edge of the
drip-line or further as measured from the actual trees. The owner shall be responsible for
maintaining an erect fence throughout the construction period. The arborist(s),upon
notification,will inspect the fence placement once it is erected. After this time, fencing
shall not be moved without arborist inspection/approval. If the orange plastic fencing is
used,a minimum of four zip ties shall be used on each stake to secure the fence along
with tie wire or other suitable material intertwined through the top.
2. Soil Aeration Methods: Soils within the drip-line that have been compacted
by heavy equipment and/or construction activities must be returned to their original state
before all work is completed. Methods include water jetting,adding organic matter,and
boring small holes with an auger(18"deep,2-3'apart with a 24"auger)and the
application of moderate amounts of nitrogen fertilizer. The arborist(s)shall advise.
3. Chip Mulch: All areas within the drip-line of the trees that cannot be fenced
shall receive a 4-6" layer of chip mulch to retain moisture,soil structure and reduce the
effects of soil compaction.
4. Trenching Within Drip-line: All trenching within the drip-line of native
trees shall be hand dug,augured or bored. Prior to any trenching,all utility paths under
the drip lines shall be marked by the owner and subsequently air spade to expose all roots
without damaging them. Conduit/piping shall then be placed over/under all roots greater
glen one inch in diameter. The trench can then be re-buried without the need to cut any
large roots.
5. Grading Within The Drip-line: Grading should not encroach within the
drip-line unless authorized. If grading is necessary,construction of retaining walls or tree
wells or other protection measures may be necessary to insure the survivability of the
trees. Chip mulch 4-6"in depth may also be required in these areas. Grading should not
City of Atascadero
Resolution No.2005-089
Page 36 of 52
EXHIBIT C: Arborist Report
disrupt the normal drainage pattern around the trees. Fills should not create a ponding
condition and excavations should not leave the tree on a rapidly draining mound.
6. Exposed Roots: Any exposed roots shall be re-covered the same day they
were exposed. If they cannot,they must be covered with burlap or another suitable
material and wetted down 2x per day until re-buried.
fi. Paving Within The Drip-line: Pervious surfacing is preferred within the
drip-line of any oak tree. Permeable pavers shall be used for the sidewalk under the drip-
line. Pavers shall be of the interlocking variety and have a minimum of Ip%void space.
All areas within the drip line of tree#I i shall have pavers.
8. Equipment Operation: Vehicles and all heavy equipment shall not be
driven under the trees,as this will contribute to soil compaction. Also there is to be no
parking of equipment or personal vehicles in these areas. All areas behind fencing are off
limits unless pre-approved by the arborist.
9. Existing Surfaces: The existing ground surface within the drip-tine of all oak
trees shall not be cut, filled,compacted or pared, unless shown on the grading plans and
approved by the arborist.
10. Construction Materials And Waste: No liquid or solid construction waste
shall be dumped on the ground within the drip-line of any oak tree.
11. Arborist Monitoring: An arborist shall be present for selected activities
(trees identified on spreadsheet)and pre-construction fence placement inspection. The
monitoring does not necessarily have to be continuous but observational at times during
the above activities. It is the responsibility of the owner(s)or their designee to inform us
prior to these events so we can make arrangements to be present. The following activities
shall be monitored:
• Any trenching within the drip-line
• Curb footing excavation within the drip line
• Sidewalk grading within the drip line
12. Pre-Construction Meeting: An on-site pre-construction meeting with the
Arborist(s),Owner(s),Planning Staff,and the earth moving team shall be required
for this project. Prior to fowl occupancy,a letter from the arborist(s)shall be required
?verifying the health/condition of all impacted trees and providing any recommendations
for any additional mitigation. The letter shall verify that the arborist(s)were on site for
all grading and/or trenching activity that encroached into the drip-line of the selected
native trees,and that all work done in these areas was completed to the standards set forth
above,
13. Pruning: Class 4 pruning includes-Crown reduction pruning shall consist of
reduction of tops,sides or individual limbs. A trained arborist shall perform all pruning
�1ir✓
City of Ataseadero
Resolution No.2005-089
Page 37 of 52
EXHIBIT C: Arborist Report
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14. Landscape: All landscape under the drip-line shall be drought tolerant or native
varieties. Lawns shall be avoided. All irrigation trenching shall be routed around critical
root zones,otherwise above ground drip-irrigation shall be used.
15. Utility Placement: All utilities shall be placed down the roads and driveways
and when possible outside of the drip-line. The arborist shall supervise trenching within
the drip-line: All trenching in these areas shall be hand dug. As stated above in the
trenching mitigation,all paths shall be marked by the owner and air spade prior to any
digging.
All trees potentially impacted by this project are numbered and identified on both the
grading plan and the spreadsheet. Trees are numbered on the grading plans.Tree
protection fencing is shown on the grading plan. Trees to be removed have red flagging
tape and trees to be saved have yellow tape. Trees#15 and#16 have both color tape as
the plans don't show exactly which tree is planned to be saved,however,both may be
able to be saved. Trees are numbered on the North side with a an aluminum tag.
The included spreadsheet includes trees listed by number,species and multiple stems if
applicable,diameter and breast height(4.5),condition(scale from poor to excellent),
status(avoided, impacted,removed,exempt),percent of drip-line impacted,mitigation
`err required (fencing,root pruning),construction impact(trenching,grading)and individual
tree notes.
If all the above mitigation measures are followed,we feel there will be no long-term
significant impacts to the remaining trees.
Please let us know if we can be of any future assistance to you for this project.
Steven G. Alvarez
Certified Arborist#WC 0511
Chip Tamagni
Certified Arborist WE 6436-A
City of Atascadero
Resolution No.2005-089
Page 38 of 52
EXHIBIT C: Arborist Report
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City of Atascadero
Resolution No.2005-089
Page 39 of 52
EXHIBIT D: Tree Protection Plan
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City of Atascadero
Resolution No.2005-089
Page 40 of 52
EXHIBIT E: Preliminary Grading and Drainage Plan
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City of Atascadero
Resolution No.2005-089
Page 42 of 52
~ EXHIBIT G:Retail and Gas station Elevations
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City of Atascadero
Resolution No.2005-089
Page 43 of 52
EXHIBIT H: Business Park Elevations
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City of Atascadero
Resolution No.2005-089
Page 44 of 52
EXHIBIT 1: Retail Elevations
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Resolution x.»0!089
Page«o£
EXHIBIT Hae Elevations
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City of Atascadero
Resolution No.2005-089
Page 46 of 52
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City of Atascadero
Resolution No.2005-089
Page 48 of 52
EXHIBIT L: Duplex Horne Elevations
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City of Atascadero
Resolution No.2005-089
Page 49 of 52
EXHIBIT M:Courtyard Home Elevations
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