HomeMy WebLinkAbout2007-002 RESOLUTION NO. 2007-002
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RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2005-0173
(MASTER PLAN OF DEVELOPEMNT)
ON APN 029-252-001
(5715/5735 Rosario Ave— Ravatt/Mayer/Albrecht/Mejia)
WHEREAS, an application has been received from Greg Ravatt & Tina Mayer (5735
Rosario Ave, Atascadero CA 93422) & James Barton Albrecht & Natalie Mejia (4518 Hummel
Dr., Santa Maria, CA 93455) Applicants and Property Owners, to consider a project consisting of
a Zone Change from RMF-10 (Residential Multi-family-10) to RMF-10/PD28 (Residential
Multi-Family-10 with a Planned Development Overlay 28) including an HS (Historic Site)
Overlay Zone on lot 10 with corresponding Master Plan of Development and Vesting Tentative
Tract Map located at 5715/5735 Rosario Avenue, (APN 029-252-001); and,
WHEREAS, the Planning Commission has recommended that the site's Zoning District
be changed from RMF-10 (Residential Multi-Family-10) to RMF-10 with PD28 with an HS
Overlay Zone on Lot 10 (Residential Multi-Family-10 with a Planned Development Overlay 28
—Historic Site overlay on Lot 10); and,
rrr WHEREAS, the Planned Development #28 Overlay Zone 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 2006-0033 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 Conditional
Use Permit application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on December 19, 2006 studied and considered the Conditional Use Permit
2005-0173 (Master Plan of Development), after first studying and considering the Proposed
Mitigated Negative Declaration prepared for the project, and
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City of Atascadero
Resolution No. 2007-002
Page 2 of 28
use WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on January 23, 2007, studied and considered Conditional Use Permit 2005-0173 (Master
Plan of Development), 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-28 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
6. The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and
7. Benefits derived from the Master Plan of Development and PD overlay zone cannot
be reasonably achieved through existing development standards or processing
requirements; and,
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City of Atascadero
Resolution No. 2007-002
Page 3 of 28
SECTION 2. Findings for Approval of Tree Removal. The City Council finds as follows:
1. The trees are obstructing proposed improvements that cannot be reasonably designed
to avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following
factors:
■ Early consultation with the City;
■ Consideration of practical design alternatives;
■ Provision of cost comparisons (from applicant) for practical design alternatives;
• If saving tree eliminates all reasonable uses of the property; or
■ If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The City Council of the City of Atascadero, in a regular
session assembled on January 23, 2007 resolved to approve Conditional Use Permit 2005-0173
(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 C: Tree Plan
EXHIBIT D: Building 1-4 Floor Plan
EXHIBIT E: Building 1-4 Elevations
EXHIBIT F: Building 5-6 Floor Plan
EXHIBIT G: Building 5-6 Elevations
EXHIBIT H: Building 7-9 Floor Plan
EXHIBIT I: Building 7-9 Elevations
EXHIBIT J: Landscape Plan
EXBIBIT K: Grading,Drainage and Utility Plan
EXHIBIT L: Site Sections
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City of Atascadero
Resolution No. 2007-002
Page 4 of 28
On motion by Council Member O'Malley and seconded by Council Member Brennler,
the foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Beraud, Brennler, Clay, O'Malley and Mayor Luna
NOES: None
ABSENT: None
ADOPTED: January 23, 2007
CITY SC ERO
By:
Mike Brennler, Mayor Pro Tem
ATTEST:
Marcia McClure Torgerson, C.M.C., Cit�Clerk
APPROVYD AS TO FgRM:
Patri&.L."E t, City Attorney
City of Atascadero
Resolution No. 2007-002
Page 5 of 28
am EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
Banker House Planned Development
Conditions of Approval/ Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL Business License PS:Planning Services
57/5/5735 Rosario A ve. GP:cra�ng Permit BS:Pl a nninhng Services
Fl:Final
Pemd FD:Fire Depart nent
T Final Inspection PD:Police Department
TO Temporary
Banker House P/armed Deve%pment �,parq CE,W Engineer
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F0:Final Occupancy CA.Cay Attomey
Planning Services
1. The approval of this zone change and use permit shall become final and FM PS
effective following City Council approval.
2. The approval of this use permit shall become final and effective for the FM PS
purposes of issuing building permits thirty(30)days following the City
Council approval of ZCH 2005-0109 and ZCH 2006-0128 upon second
reading,unless prior to that time,an appeal to the decision is filed as set
forth in Section 9-1.111(b)of the Zoning Ordinance.
3. The Community Development Department shall have the authority to BP/FM PS, CE
approve the following minor changes to the project that(1)modify the site
�lrr 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.
4. Approval of this Conditional Use Permit shall be valid for twelve(12)months BP/FM PS
after its effective date. At the end of the period,the approval shall expire
and become null and void unless the project has received a building permit.
5. The applicant shall defend, indemnify,and hold harmless the City of Ongoin PS
Atascadero or its agents,officers,and employees against any claim or g
action brought to challenge an approval by the city,or any of its entities,
concerning the subdivision.
6. All subsequent Tentative Map and construction permits shall be consistent BP/FM PS,CE
with the Master Plan of Development contained herein.
7. All exterior elevations,finish materials and colors shall be consistent with BP PS
the Master Plan of Development as shown in EXHIBIT B and J with the
following modifications:
■ All exterior material finishes(siding,trim,doors,windows,light fixtures,
garage doors)shall be durable,high quality,and consistent with the
architectural appearance.
■ Windows shall be consistent on all four elevations as shown in Exhibits E,
G,and I.
tarn ■ Roofs shall be architectural grade dimensional shingles.
City of Atascadero
Resolution No. 2007-002
Page 6 of 28
Conditions of Approval/ Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Services
5715/5735 Rosario A ve. GP:Grading PermitElpBuilding Services
Fl: Final Ing Permit FD:Fire Department
T Final Inspection PD:Poice Departnent
Banker House Planned Develo ment
To.Temporary CE:City Engineer
P Occupancy WW:wastewater
F0:Final Occupancy C,4 City Attorney
• Stucco exterior shall be sand finish or similar.
8. All site work,grading,and site improvements shall be consistent with the BP/FM PS,BS, CE
Master Plan of Development as shown in EXHIBIT B C,J, K,and L.
9. All project fencing shall be installed consistent with EXHIBIT B,J,and K GP/BP PS
subject to the following modifications:
■ Final fence location shall be subject to staff approval.
• Privacy fencing of the gardens at the rear of the Colony Home shall be a
maximum of 5-feet tall.
■ All retaining walls shall consist of rock veneer with a decorative cap
similar to the rock pattern used on the historic colony walls or shall be
stucco with a decorative cap consistent with building architecture.
10. Final selection of colors and materials shall be subject to staff approval. GP/BP PS
11. A final landscape and irrigation plan shall be approved prior to the issuance
of building permits and included as part of site improvement plan consistent
with EXHIBIT J,and as follows:
■ All exterior meters,air conditioning units and mechanical equipment shall
be screened with landscape material.
■ All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
■ Final tree list shall be submitted with building permits,subject to staff
approval.
■ Street and open space trees shall be minimum 15-gallon size and double
staked.
■ Front yard areas shall be landscaped with drought tolerant species,
subject to staff approval.
12. The developer and/or subsequent owner shall assume responsibility for the
continued maintenance of all landscape and common areas,consistent with
EXHIBIT J.
13. Affordable Housing Requirement: The applicant shall comply with the City GP/BP PS,CA
Council inclusionary housing policy and either deed restrict 20%of the
proposed units or pay an in-lieu fee based on 5%of the construction
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valuation of each new and existing housing unit.
City of Atascadero
Resolution No. 2007-002
Page 7 of 28
Conditions of Approval/ Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Sery es
5715/5735 Rosario Ave. GP.Grading Pgml BS:Building Services
BP:Bugg Pemrl FD:Fire Department
Ft:Final Inspection PD:Police Department
TO:Temporary CE:City Engineer
Banker House Planned Deve/opment �uparq WW.Wastewater
FO:Final Occupancy CA City homey
14. Workforce Housing: Prior to recordation of final map,the applicant shall BP PS,CA
enter into a legal agreement with the City to reserve 1/2 of the units for sale
to residents or workers within the City of Atascadero,including the
affordable units. The agreement shall include the following provisions:
■ The units shall be offered for sale to residents or workers within the City
of Atascadero for a minimum of 60-days. During this time period offers
may only be accepted from Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City that at least one
of the qualified buyers is a resident or worker within the City Limits of
Atascadero;
• The Atascadero resident or worker restriction shall apply to the initial
sale only;
• The applicant shall identify which units will be reserved;and
• The City Attorney shall approve the final form of the agreement.
Now 15. A Tree Protection Plan shall be submitted with subsequent building permits GP/BP PS
for encroachment within the drip line of native trees located on the subject
parcel and any adjacent properties.The applicant will contract with a
certified arborist to monitor all activity within the drip lines of existing native
oak trees.
16. An address marker to include address for all units shall be located at the GP/BP PS
public street access point.The address marker shall be compatible with the
project architecture.
17. The emergency services and facility maintenance costs listed below shall BP PS
be 100%funded by the project in perpetuity. The service and
maintenance costs shall be funded through a community facilities district
established by the City at the developer's cost. The funding mechanism
must be in place prior to or concurrently with acceptance of the final
maps. The funding mechanism shall be approved by the City Attorney,
City Engineer and Administrative Services Director prior to acceptance of
any final map. The administration of the above mentioned funds shall be
by the City. Developer agrees to participate in the community facilities
district and to take all steps reasonably required by the City with regard
to the establishment of the district and assessment of the property.
■ All Atascadero Police Department service costs to the project.
• All Atascadero Fire Department service costs to the project.
■ Off-site common City of Atascadero park facilities maintenance service
costs related to the project.
City of Atascadero
Resolution No. 2007-002
Page 8 of 28
Conditions of Approval I Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Flanning Services
5715/5735 Rosario A ve. GP:oaring Pemrt BS:Building Services
BP:Budding Pemit FD:Fire Department
FI:Final Inspection PD:Police Departrnent
ment T0:Temporary W Gly Engineer
Banker House Planned Development Occupancy w:Wastewater
F0:Final Occupancy CA city Attorney
18. All tract maintenance costs listed below shall be 100%funded by the project BP PS
in perpetuity. The service and maintenance cost shall be funded through a
Home Owners Association established by the developer subject to City
approval. The Home Owners Association must be in place prior to, or
concurrently with acceptance of any final maps. The Home Owners
Association shall be approved by the City Attorney, City Engineer and
Administrative Services Director prior to acceptance of any Final Map. The
administration of the above mentioned funds, and the coordination and
performance of maintenance activities, shall be the responsibility of the
Home Owners Association.
a) All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer mains
within the project.
b) All parks, trails, recreational facilities and like facilities.
c) All open space and native tree preservation areas.
d) All drainage facilities and detention basins.
e) All creeks, flood plains, floodways, wetlands, and riparian habitat
areas.
f) All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards,and other similar
facilities.
g) All frontage landscaping and sidewalks along arterial streets.
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City of Atascadero
Resolution No. 2007-002
Page 9 of 28
Conditions of Approval! Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Services
5715/5735 Rosario A ve. GP:Gr�ng Permt BS:Planing Services
Fl: i nldnPemrl FD:Fire Departrnent
FL Final Inspection
pection
T0:Tempoary PD:Police Departnent
Banker House Planned Development Occ�� CE City Engincer
A Wastewater Fnal Occupancy C
CA City Attorney
19. Prior to final map,the applicant shall submit CC&Rs for review and approval BP PS,BS
by the Community Development Department.The CC&R's shall record with
the Final Map and shall include the following:
a) Provisions for maintenance of all common areas including access,
parking,street trees,fencing and landscaping in perpetuity.
b) A detailed list of each individual homeowner's responsibilities for
maintenance of the individual units.
c) Residents shall keep all trash receptacles within the unit's designated
trash storage area.
d) Garages shall be maintained and used for vehicle parking.
e) No boats, RV's or other type of recreation vehicle may occupy a guest
or resident parking space,including within an individual garage.
f) A provision for review and approval by the City Community
Development Department for any changes to the CC&R's that relate to
the above requirements prior to the changes being recorded or taking
effect.
g) A statement related to the historic nature of the project shall be
provided with restrictions on modifications to the exterior of the
residential units and common landscape areas.
20. Approval of this permit shall include the removal of 3 Native Trees. The BP PS, BS
applicant shall be required to pay mitigation fees or provide replantings on-
site per the requirements of the Atascadero Native Tree Ordinance. Any
additional removals shall be subject to Planning Commission approval.
■ A mitigation deposit shall be collected for all native trees with rootzones
impacted 40% or greater. The applicant may submit written documentation
that the tree remains in good health no sooner than 1-year after final of the
project to receive a full refund of the deposit.
City of Atascadero
Resolution No. 2007-002
Page 10 of 28
Conditions of Approval/ Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Sermes
5715/5735 Rosario A ve. GP:Grading Perm BS:Budding Seryces
BP Building Petit FDFire e Depatrnent
T Final Inspection PD:Police Depatrnent
mP
Banker House Planned Development TO T�"D°�' CE:City Engineer
Occupancy VIM wastewater
F0:Final Occupancy CA Cityftrney
21. The applicant must provide for the repair and maintenance of on-site shared FM CE
improvements.This includes roads,sidewalks,street trees,streetlights,
private sewer system,drainage facilities,recreation areas and common
landscaping.The two methods that may be used are:
a.Homeowners Association.This private organization would be responsible
for the maintenance,repair and replacement of the facilities.
b.Assessment District and Landscape and Lighting District. Funds for the
maintenance,repair and replacement of the facilities would be collected on
the property tax bill and distributed to the City.
The City Engineer and City Attorney shall approve the final form prior to
recordation.
22. An easement shall be recorded over Lot 11 that dedicated use of the lot as FM PS
an amenity and common drainage facility for the benefit of Lots 1 through
10.
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23. The colony house lot shall include a deed restriction preventing the site from FM PS
being altered in a manner which degrades the historic significance of the
property.
City Engineer Project Conditions
24. The applicant shall improve Rosario Avenue to the City Standard 405 GP, BP CE
typical section across the frontage of the property, or as approved by the
City Engineer. Red curbing shall be required where no on-street parking is
permitted. Improvements to extend to%:the street width plus 10'.
25. All storm water runoff from the buildings, shared driveway, and parking GP, BP CE
areas shall be directed to the on-site storm water detention system.
City Engineer Standard Conditions
26. In the event that the applicant bonds for the public improvements required GP,BP CE
as a condition of this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
27. An engineers estimate of probable cost shall be submitted for review and GP,BP CE
approval by the City Engineer to determine the amount of the bond.
28. The Subdivision Improvement Agreement shall record concurrently with the FM CE
Final Map.
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City of Atascadero
Resolution No. 2007-002
Page 11 of 28
Conditions of Approval/ Timing Responsibili Mitigation
ter Mitigation Monitoring Program ty Measure
/Monitoring
BL Business License PS:Planning Sermces
5715/5735 Rosario A ve. GP:Gracing Pemrt BS:Buddng Services
BP.Buddng Pent FD:Fre Depatrient
R:Final Inspection PD:Police Department
Banker House Planned Development �� VI City Engineer
F0:Final Occupancy CA Wastewater
CA City Attorney
29. A six(6)foot Public Utility Easement(PUE)shall be provided contiguous to GP,BP CE
the property frontage.
30. The applicant shall acquire title interest in any off-site land that may be GP,BP CE
required to allow for the construction of the improvements. The applicant
shall bear all costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
31. Slope easements shall be obtained by the applicant as needed to GP,BP CE
accommodate cut or fill slopes.
32. Drainage easements shall be obtained by the applicant as needed to GP,BP CE
accommodate both public and private drainage facilities.
33. A preliminary subdivision guarantee shall be submitted for review in FM CE
conjunction with the processing of the tract map.
34. The final map shall be signed by the City Engineer prior to the map being FM CE
am placed on the agenda for City Council acceptance.
35. Prior to recording the tract map, the applicant shall pay all outstanding plan FM CE
check/inspection fees.
36. Prior to recording the map, the applicant shall bond for or complete all FM CE
improvements required by these conditions of approval.
37. Prior to recording the tract map, the applicant shall bond for or set FM CE
monuments at all new property corners. A registered civil engineer or
licensed land surveyor shall indicate by certificate on the parcel map, that
comers have been set or shall be set by a date specific and that they will be
sufficient to enable the survey to be retraced.
38. Prior to recording the tract map, the applicant shall submit a map drawn in FM CE
substantial conformance with the approved tentative map and in
compliance with all conditions set forth herein. The map shall be submitted
for review and approval by the City in accordance with the Subdivision Map
Act and the City's Subdivision Ordinance.
39. All existing and proposed utility, pipeline, open space, or other easements FM CE
are to be shown on the final/parcel map. If there are building or other
restrictions related to the easements,they shall be noted on the final/parcel
map. The applicant shall show all access restrictions on the final/parcel
map.
40. Prior to recording the tract map, the applicant shall have the map reviewed FM CE
41111111111111, by all applicable public and private utility companies (cable, telephone,gas,
electric, Atascadero Mutual Water Company). The applicant shall obtain a
City of Atascadero
Resolution No. 2007-002
Page 12 of 28
Conditions of Approval/ Timing Responsibili Mitigation
a " Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Services
5715/5735 Rosario A ve. GP:Grading Permit BS:Budding Services
BP.ung Pernit FD:Fine Department
Fl:Final Inspection
PD:Poice Departinent
T0:Tempo ary
Banker House Planned Development Occup wwGw
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F0:Final Occupancy CA Gty AHomey
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.
41. Prior to the issuance of building permits the applicant shall submit plans and GP, BP CE
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.
42. Submit calculations to support the design of any structures or pipes.Closed GP,BP CE
conduits shall be designed to convey the 10-year flow with gravity flow,the
25-year flow with head, and provide safe conveyance for the 100-year
overflow.
43. Provide for the detention and metering out of developed storm runoff so that GP,BP CE
it is equal to or less than undeveloped storm runoff.
44. Drainage basins shall be designed to desilt, detain and meter storm flows GP, BP CE
as well as release them to natural runoff locations.
Now
45. Applicant shall submit erosion control plans and a Storm Water Pollution GP,BP CE
Prevention Plan (SWPPP) if greater than lacre of land is disturbed. The
Regional Water Quality Control Board shall approve the SWPPP prior to
issuance of a grading or building permit.
46. All public improvements shall be constructed in conformance with the City GP, BP CE
of Atascadero Engineering Department Standard Specifications and
Drawings or as directed by the City Engineer
47. Alignment of frontage improvements shall be approved by the City GP,BP CE
Engineer.
48. All utilities shall be undergrounded on project frontage GP,BP CE
49. All onsite sewer mains shall be privately owned and maintained. FM CE
50. Prior to recording the final map, provisions for the repair and maintenance FM CE
of the private SS shall be included in the CC&R's for this tract. Included
shall be a mechanism to maintain the private sewer and structures,such as
a homeowners association. The City Engineer and City Attorney shall
approve the final form prior to recordation.
51. Applicant shall pay sewer extension (Annexation), Connection and BP CE
Reimbursement fees(if applicable)upon issuance of building permit.
aw 52. Gravity mains within the subdivision shall be eight(8)inches in diameter. BP CE
City of Atascadero
Resolution No. 2007-002
Page 13 of 28
Conditions of Approval I Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Services
571515735 Rosario A ve. OP:Grading Pemit BS:Building Services
BP:Buldrig Penrit FD:Fre Departrnent
FI:Final Inspection PD:Potra Departrnent
TO:Terryorary CE:City Engineer
Banker House Planned Development oaupaq WWWase
F0:Final Occupancy CA City Amy
53. Drainage piping serving fixtures which have flood level rims located below BP CE
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.
54. All sanitary sewer(SS)mains shall terminate in manholes unless extension BP CE
of the main, at some later date, is anticipated. If extension of a SS main is
anticipated, said SS main may terminate in a cleanout providing the next
downstream manhole is less than 300 linear feet from the cleanout and that
the point of termination is not a reasonable location for a SS main angle
point or intersection.
Atascadero Mutual Water Company
55. Before the issuance of building permits,the applicant shall submit plans
to AMWC for the water distribution facilities needed to serve the project.
AMWC shall review and approve the plans before construction begins on
the water system improvements. All water distribution facilities shall be
constructed in conformance with AMWC Standards and Details and the
r California Waterworks Standards(Code of Regulations Title 22, Division
4, Chapter 16). All cross-connection devices shall conform to AWWA
and California Department of Health Services standards.
56. Before issuance of building permits,the applicant shall obtain a"Will
Serve"letter from AMWC for the newly created lots within the
subdivision.
Mitigation Measures
Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site BP PS 1.d.1
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
14-feet in height, limit intensity to 2.0 foot candies at ingress/egress, and
otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas. Fixtures
shall be shield cut-off type.A maximum of 2 pole lights will be permitted for safety
lighting throughout the project area.
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP BS 3.b.1
applicable District regulations pertaining to the control of fugitive dust(PM-10)as
contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook.
Section 6.3: Construction Equipment
■ Maintain all construction equipment in proper tune according to
manufacturer's specifications.
■ Fuel all off-road and portable diesel powered equipment, including but not
to' limited to bulldozers,graders,cranes,loaders,scrapers,backhoes,generator
sets,compressors, auxiliary ower units,with ARB certified motor vehicle
City of Atascadero
Resolution No. 2007-002
Page 14 of 28
Conditions of Approval I Timing Responsibili Mitigation
also Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Services
5715/5735 Rosario A ve. GP Gracing Pe it BS:Building Services
BP:Buidng Pemrt FO:Fire Departrnenl
FI:Final Inspection PD:Police Departnent
TO:Temporary CE City Engineer
Banker House Planned Development Occupancy WW:Wastewater
FO:Final Occupancy CA City Attorney
diesel fuel(Non-taxed version suitable for use off-road).
■ Maximize to the extent feasible,the use of diesel construction equipment
meeting the ARB's 1996 or newer certification standard for off-road heavy-
duty diesel engines.
■ Install diesel oxidation catalysts(DOC),catalyzed diesels particulate filters
(CDPF)or other District approved emission reduction retrofit services
(Required for projects grading more than 4.0 acres of continuously worked
area).
Section 6.4: Activity Management Techniques
• Develop a comprehensive construction activity management plan designed to
minimize the amount of large construction equipment operating during any
given time period.
• Schedule of construction truck trips during non-peak hours to reduce peak
hour emissions.
■ Limit the length of the construction workday period, if necessary.
• Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,demolition and building
r plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site. Increased watering frequency would be
required whenever wind speeds exceed 15 mph. Reclaimed(non-potable)
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 re-
vegetation 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 re-vegetation should be stabilized using
approved chemical soil binder,jute netting,or other methods approved in
advance by the APCD.
G. All roadways,driveways,sidewalks, etc,to be paved should be complete as
soon as possible. In addition,building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
I. All trucks hauling dirt,sand,soil,or other loose materials are to be covered or
should maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer)in accordance with CVC Section
23114.
J. Install wheel washers where vehicles enter and exit unpaved roads onto
streets,or was off trucks and equipment leaving the site.
K. Sweep streets at the end of each day if visible soil material is carried onto
Will adjacent paved roads. Water sweepers with reclaimed water should be used
where feasible.
City of Atascadero
Resolution No. 2007-002
Page 15 of 28
Conditions of Approval/ Timing Responsibili Mitigation
WWMitigation Monitoring Program t y Measure
/Monitoring
BL:Business license PS:Planning Services
571515735 Rosario Ave, GR Gracing Peruit BS:Buddng Services
BP:Building Peant F0.Fie
Fl:Final lnspec6on �P�ent
T0:Temporay PD:Police Department
Banker House Planned Development �w� CE:City Engineer
F0 Final Occupancy WW_Wastewater
CA City Attorney
L. The contractor or builder shall designate a person or persons to monitor the
dust control program and to order increased watering,as necessary,to
prevent transport of dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use clearance for map
recordation and land use clearance for finish grading of any structure.
Mitigation Measure 4.e.1: The developer shall contract with a certified arborist BP PS 4.e.1
during all phases of project implementation. The certified arborists shall be
responsible for monitoring the project during all phases of construction through
project completion,as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering/planning
staff, grading equipment operators,project superintendent to review the
project conditions and requirements prior to any grubbing or earth work for
any portion of the project site. All tree protection fencing and trunk protection
�rrr shall be installed for inspection during the meeting. Tree protection fencing
shall be installed at the line of encroachment into the tree's root zone area.
(c) As specified by the arborist report and City staff:
• Prune all trees in active development areas to be saved for structural
strength and crown cleaning by a licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning and tree pruning.
• In locations where paving is to occur within the tree canopy,grub only and
do not grade nor compact. Install porous pavers over a three-inch bed of
3/<inch granite covered with one-inch pea gravel for screeding. If curbs
are required, use pegged curbs to secure the porous pavers. Pegged
curbs are reinforced six to eight curbs poured at grade with a one-foot by
one-foot pothole every four to six linear feet.
■ All trenching or grading within the protected root zone area,outside of the
tree protection fence shall require hand trenching or preserve and protect
roots that are larger than 2 inches in diameter.
• No grading or trenching is allowed within the fenced protected area.
• Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status report shall
be prepared by the project arborist certifying that the tree protection plan was
implemented, the trees designated for protection were protected during
construction, and the construction-related tree protection measures are no
longer required for tree protection.
City of Atascadero
Resolution No. 2007-002
Page 16 of 28
Conditions of Approval I Timing Responsibili Mitigation
Mitigation Monitoring Program ty Measure
/Monitoring
BL:Business License PS:Planning Services
57,1515735 Rosario Ave. GP:Grai"g PefR" Bs:Planning
ling Services
Fl: Final In s Pemrt FD:Fire Department
T Final Inspection PD:Police Department
Banker House Planned Development Oc Tempo ary CE:City Engineer
P occupancy Wk wastewater
F0:Final Occupancy CA 64 AUaney
Mitigation Measure 4.e.2: Grading and excavation and grading work shall be GP PS 4.e.2
consistent with the City of Atascadero Tree Ordinance. Special precautions when
working around native trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be pruned prior to
any heavy equipment work being done.
4. Vehicles and stockpiled material shall be stored outside the drip line of
all trees.
5. All trees within the area of work shall be fenced for protection with 4-foot
chain link,snow or safety fencing placed per the approved tree
protection plan. Tree protection fencing shall be in place prior to any site
excavation or grading. Fencing shall remain in place until completion of
all construction activities.
6. Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal.
Mitigation Measure 5.b.1: Should any cultural resources be unearthed during site BP PS 5.b.1
development work,the provisions of CEQA-Section 15064.5,will be followed to
reduce impacts to a non-significant level.
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Mitigation Measure 5.a.1: Any exterior building modifications or site plan changes BP PS 5.a.1
not represented in the proposed project that could occur during the Building
Permit application process or during construction shall be consistent with the
Secretary of the Interior's Standards for Rehabilitation &Illustrated Guidelines for
Rehabilitating Historic Buildings and shall meet the provisions of CEQA-Section
15064.5, as approved by Planning Staff.
Mitigation Measure 5.a.2:All recommendations made by the historic consultant BP PS 5.a.2
shall be implemented during the project construction. Per the recommendations
of the consultant,the historic carriage house shall be relocated and restored to its
original use as a garage for the existing Colony Home.
Mitigation Measure 6.b: The grading permit application plans shall include GP CE 6.b
erosion control measures to prevent soil,dirt,and debris from entering the storm
drain system during and after construction. A separate plan shall be submitted for
this purpose and shall be subject to review and approval of the City Engineer at
the time of Building Permit application.(See section 8 of the document).
Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a GP BS 6.c.d
future building permit by the building department.The building plans will be
required to follow the recommendations of the soils report to assure safety for
residents and buildings.
City of Atascadero
Resolution No. 2007-002
Page 17 of 28
Conditions of Approval/ Timing Responsibili Mitigation
Measure
Mitigation Monitoring Program /Monitoring
Bl:Business License PS:Planning Services
571.515735 Rosario Ave. GP:Grating Permt BS:Budding Services
BP.Budding Pen it FD:Fre Departrnent
FI:Final Inspection PD:PoliceDepartrnent
TO:Temporary CE:Cdy Engineer
Banker House Planned Development Occupancy WW:Wastewater
FO:Final Occupancy CA.,C4Atlorney
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan BP CE 8.e.f
(SWPPP)/Erosion Control Plan shall be submitted and approved by the City
Engineer prior to the issuance of the building permit. The plan shall include storm
water measures for the operation and maintenance of the project for the review
and approval of the City Engineer. The Building Permit application plans shall
identify Best Management Practices(BMPs)appropriate to the uses conducted on
site that effectively prohibit the entry of pollutants into storm water runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all BP BS,PS,CE 8.0.2
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 work orders.
Mitigation Measure 11.d: All construction activities shall comply with the City of Ongoing BS/PS 11.d
Atascadero Noise Ordinance for hours of operation.
Mitigation Measure 15.a.b.1: Full frontage improvements shall be required along BP,GP PS/CE 15.a.b.1
Rosario Avenue,subject to the approval of the City Engineer.
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City of Atascadero
Resolution No. 2007-002
Page 18 of 28
r EXHIBIT B:Master Plan of Development/Site Plan
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City of Atascadero
Resolution No. 2007-002
Page 19 of 28
EXHIBIT C:Tree Plan
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City of Atascadero
Resolution No. 2007-002
Page 20 of 28
EXHIBIT D:Building 1-4 Floor Plans
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City of Atascadero
Resolution No. 2007-002
Page 21 of 28
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EXHIBIT E: Building 1-4 Elevations
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City of Atascadero
Resolution No. 2007-002
Page 22 of 28
EXHIBIT F, Building 5-6 Floor Plans
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City of Atascadero
Resolution No. 2007-002
Page 23 of 28
EXHIBIT G: Building 5-6 Elevations
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City of Atascadero
Resolution No. 2007-002
Page 24 of 28
EXHIBIT H: Building 7-9 Floor Plans
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City of Atascadero
Resolution No. 2007-002
Page 25 of 28
EXHIBIT 1: Building 7-9 Elevations
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City of Atascadero
Resolution No. 2007-002
Page 26 of 28
EXHIBIT J: Landscape Plan
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City of Atascadero
Resolution No. 2007-002
Page 27 of 28
EXHIBIT K:Grading and Utility Plan
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City of Atascadero
Resolution No. 2007-002
Page 28 of 28
EXHIBIT L:Site Sections
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