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Home My WebLink About2007-018 RESOLUTION NO. 2007-018 Now RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2004-0137 AMENDMENT TO APPROVE AN 80-ROOM HOTEL LOCATED AT APN 056-081-032 (9700 El Camino Real — Patel / Jacobson) WHEREAS, an application has been received from JP Patel (3600 El Camino Real, Atascadero, CA 93422) Applicant and Ted Jacobson (8055 Cristobal Avenue, Atascadero, CA 93422) Property Owner to consider an amendment to Master Plan of Development (CUP 2004- 0137)to establish an 80-room hotel; and, WHEREAS, the site's current General Plan Designation is General Commercial (GC); and, WHEREAS, the site's current zoning is Commercial Tourist(CT); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2007-0002 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 Amendment 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 April 3, 2007, studied and considered the Conditional Use Permit 2004- 0137 Amendment (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing held on May 8, 2007, studied and considered Conditional Use Permit 2004-0137 Amendment (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, �rrr City of Atascadero Resolution No. 2007-018 Page 2 of 23 NOW, THEREFORE, the City Council of the City of Atascadero takes the following err actions: SECTION 1. Findings for approval of Conditional Use Permit Amendment. 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); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 2. Findings for shared on-site and peak-hour parking reduction. The City Council finds as follows: The characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by this title and that reduced parking will be adequate to accommodate on the site all parking needs generated by the use SECTION 3. Findings for Approval of Tree Removal Permit. The City Council finds as follows: The tree is 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 am design alternatives; City of Atascadero Resolution No. 2007-018 Page 3 of 23 ■ If saving tree eliminates all reasonable uses of the property; war or ■ If saving the tree requires the removal of more desirable trees. SECTION 3. Findings for approval of Height Exception. The City Council finds as follows: 1. The proposed project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties; and, 2. The modified height will not exceed the lifesaving equipment capabilities of the Fire Department. SECTION 4. Approval. The City Council of the City of Atascadero, in a regular session assembled on May 8, 2007, resolved to approve Conditional Use Permit 2004-0137 Amendment(Master Plan of Development) subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Master Plan of Development/Site Plan EXHIBIT C: Elevations EXHIBIT D: Landscape Plan EXHIBIT E: Color and Materials Board EXHIBIT F: Grading and Drainage Plan EXHIBIT G: Hotel Site Sections City of Atascadero Resolution No. 2007-018 Page 4 of 23 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 Beraud, Brennler, Clay, O'Malley and Mayor Luna NOES: None ABSENT: None ADOPTED: May 8, 2007 CITY ATASCADE O By: � Dr. George Luna, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., Uy Clerk r�r APPROVED AS TO FORM: Patrick L. Enri#t,. ity Attorney w.r City of Atascadero Resolution No. 2007-018 Page 5 of 23 EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program rerltr Master Plan of Development Amendment(CUP 20040137)-Hotel Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Real License FD:Fire Department GP:Grading PD:Police Departnent Master Plan of Development Amendment Permit CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Pemrt caCity ndomey FI:Final Inspecbm T0:Temporary Occupancy F0:Final Occupancy Planning Services 1. This conditional use permit shall be for an 80-room hotel located on FM PS parcel 056-081-032 regardless of owner. All site development for the office portion of the development shall remain under the previous approval and all conditions of the previous approval shall apply unless specifically amended by this resolution. r 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits fourteen(14)days following the Planning Commission approval 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 to BP/FM PS,CE approve the following minor changes to the project that(1)modify the site plan project by less than 10%,(2)result in a superior site design or appearance,and/or(3)address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twelve(12) BP/FM PS months after its effective date. At the end of the period,the approval shall expire and become null and void unless the project has received a building permit. 5. The applicant shall defend,indemnify,and hold harmless the City of Ongoing 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. imp City of Atascadero Resolution No. 2007-018 Page 6 of 23 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure too PS:Planning Services BL:Business BS:Building Ser es 9700 E/Camino Rea/ License FD:Fire Departrnent GP:Grading PD:Police Department Master Plan of Development Amendment Pernit CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Pem9t CA City Attorney FI:Final Inspection TO:Temporary Occupancy F0:Final Occupancy 7. All exterior elevations,finish materials,and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBIT B,C, D and E with the following modifications: ■ All exterior material finishes shall be durable,high quality,and consistent with the architectural appearance. ■ All trash storage,recycle storage,and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures; ■ Any exterior light fixtures shall be compatible with building design, subject to staff approval. ■ All colors shall be as depicted on the attached EXHIBIT E. 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 C, F,and G and shall include the following: ■ Parking stalls under the dripline of the existing 70"oak tree shall be at current grade and shall be constructed of turf block back filled with gravel. No excavation below existing grade shall occur without the approval of the project arborist. ■ Pavers and/or colored,stamped concrete shall be installed per exhibit B. 9. A final landscape and irrigation plan shall be approved prior to the BP PS, BS issuance of building permits and included as part of site improvement plan consistent with EXHIBIT D,and as follows: ■ All exterior meters,air conditioning units and mechanical equipment shall be screened with landscape material. ■ All areas shown on the site plan not identified for a specific use shall be landscaped by the developer prior to the final of any single building permit on-site. • Street trees shall be provided at a maximum of 30-feet on center within the East Front parkway with the exception of the area beneath the dripline of the existing oak tree.Should the oak tree require removal,additional street trees shall be required at the above stated interval. tom' 2 All trees shall be a minimum 1.5'diameter at breast height including City of Atascadero Resolution No. 2007-018 Page 7 of 23 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure W" PS:Planning Services BL:Business BS:Building Services 9700 El Camino Rea/ License FD:Fire Departnent GP:Grading PD:Police Depa anent Master Plan of Development Amendment Penrn CE:CIIyEngineer BP:Building WW:Wastewater CUP 20040137- Hotel Perrin ca City Attorney FI:Final Inspection TO:Temporary Occupancy F0:Final Occupancy parkway trees. 10. All native tree removals shall be mitigated for in accordance with the BP PS Atascadero Native Tree Ordinance.Removal approval shall include the existing 70"oak along East Frontage Road. 11. The developer and/or subsequent owner shall assume responsibility for GP PS the continued maintenance of all landscape and common areas, BP consistent with EXHIBIT C and D. 12. All center signage shall be compatible with the building architecture and BP PS design theme. ■ A maximum of 98 square-feet shall be permitted for the signage facing the parking lot and post office(front and rear of the building). ■ A maximum of 52 square-feet shall be permitted for signage facing am East Front Road and the office building(sides). ■ The monument sign and 2 directional signs shall be redesigned to incorporate materials and colors compatible with the proposed building.The base of the sign shall utilize brick veneer consistent with the building fagade. ■ Any change in signage shall require Planning Commission review and approval. 13. All pole lighting shall be decorative in nature per the existing CUP approval and shall be no higher than 14-feet. Office Building Amendments 14. A retaining wall shall be permitted along the EI Camino Real frontage, subject to the following: • The wall shall be stucco textured to match the office building • The wall shall be a maximum of 4-feet in height. • The wall shall be placed at the end of the parking stalls to retain the 8-foot landscape planter at sidewalk level. • In addition to the required street trees,a revised landscape plan will be required that includes larger shrubs and vines to screen errr City of Atascadero Resolution No. 2007-018 Page 8 of 23 Conditions of Approval I Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure i PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Rea/ License FD:Fire Deparr ent GP:Grading PD:Police Department Master Plan of Development Amendment Penn CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Perrnit CACity Attorney FI:Final Inspection T0:Temporary Occupancy F0:Final Occupancy parked vehicles. 15. The health care service use shall include a building alarm system to BP BS ensure that he tenant space remains secure. 16. A minimum of 2 bike racks shall be provided; 1 at the office building site, BP PS 1 at the hotel site. 17. Rough knock-down skip troweled stucco shall be permitted on the building. City Engineer Project Conditions 18. Applicant shall slurry seal project frontage, along East Front Street, GP,BP CE from property line to property line. Slurry seal shall slurry seal entire width of frontage. A line extended perpendicular to the centerline of East Front Street,from the Northwest property corner, constitutes station 12+64 at the centerline of East Front Street. 19. Applicant shall install commercial driveway approach per Caltrans GP, BP CE Standard A87;from stations 12+86 to 13+10 20. Applicant shall remove and replace concrete curb gutter and GP,BP CE sidewalk that does not meet City Engineering Standards. All broken, offset, displaced and degraded sidewalk along the frontage shall be removed and replaced 21. Applicant shall install Caltrans standard guard rail A77A starting at GP, BP CE station 13+71 and ending at 13+96 to protect the PG&E pole next to the southbound traffic lane 22. Applicant shall paint the curb red along the entire property frontage GP,BP CE per direction of City Engineer City Engineer Standard Conditions 23. 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 bonds required prior to issuance of building permits. 24. A six (6) foot Public Utility Easement (PUE) shall be provided GP, BP CE contiguous to the property frontage and shall be recorded in a separate document prior to issuance of building permit. too City of Atascadero Resolution No. 2007-018 Page 9 of 23 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Rea/ License FD:F2 Department GP:Grading PD:Police Department Master Plan of Development Amendment Permit CE:City Engineer BP:Building M wastewater CUP 20040137- Hotel Permit Ca CityAttorney FI:Final Inspecton TO:Temporary Occupancy F0:Final Occupancy 25. The applicant shall acquire title interest in any off-site land that may GP,BP CE 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. 26. Slope easements shall be obtained by the applicant as needed to GP,BP CE accommodate cut or fill slopes. 27. Drainage easements shall be obtained by the applicant as needed GP,BP CE to accommodate both public and private drainage facilities. 28. Prior to the issuance of building permits the applicant shall submit GP, BP CE plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for Irrr review and approval by the City Engineer. 29. Submit calculations to support the design of any structures or pipes. GP, BP CE 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. 30. Provide for the detention and metering out of developed storm GP,BP CE runoff so that it is equal to or less than undeveloped storm runoff. 31. Drainage basins shall be designed to desilt,detain and meter storm GP, BP CE flows as well as release them to natural runoff locations. 32. Show the method of dispersal at all pipe outlets. Include GP, BP CE specifications for size&type. 33. Show method of conduct to approved off-site drainage facilities. GP, BP CE 34. 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. 35. All public improvements shall be constructed in conformance with GP,BP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer atm City of Atascadero Resolution No. 2007-018 Page 10 of 23 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure iftl PS:Planning Services BL:Business BS:Building Services 9700 El Camino Rea/ license FD:Fin:Depart ent GP:Grading PD:Poke Department Master Plan of Development Amendment Permit CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Pemrit CA Cayntroney FI:Final Inspection TO:Temporary Occupancy F0:Final Occupancy 36. Project shall include construction of curb, gutter and sidewalk along GP,BP CE entire frontage. 37. Alignment of frontage improvements shall be approved by the City GP,BP CE Engineer. 38. All utilities shall be undergrounded on project frontage GP,BP CE 39. All onsite sewer mains shall be privately owned and maintained. FM CE 40. Applicant shall pay sewer extension (Annexation), Connection and BP CE Reimbursement fees (if applicable) upon issuance of building permit. 41. Gravity sewer mains within the subdivision shall be eight(8)inches BP CE in diameter. am 42. Drainage piping serving fixtures which have flood level rims located BP CE 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. Building Services 43. A soils investigation prepared by a licensed Geotechnical Engineer is GP PS to be provided for the project. The report is to be provided at the time BP of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations shall apply: BP BS,PS,CE 1.c.1 ■ The project landscaping shall include street trees along the EI Camino Real and East Frontage Road frontage placed a minimum of 30 feet on center or at locations complimentary to the architectural design of the proposed buildings, subject to staff approval. ■ All proposed parking area trees shall be shade trees of 15-gallon size and shall be double staked. ii" Mitigation Measure 1.c.2: The proposed buildings shall include the use of BP BS,PS,CE 1.c.2 paint and roof colors consistent with the architectural style as designed. The City of Atascadero Resolution No. 2007-018 Page 11 of 23 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure iM PS:Planning Services BL:Business BS:Building Services 9700 El Camino Real License FD:Fire Departrnent GP:Grading PD:Police Department Master Plan of Development Amendment Permit CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Permit CaC4Attorney FI:Final Inspection TO:Ter paay Occupancy FO:Final Occupancy hotel building shall incorporate high quality brick veneer of a dark earth toned color as depicted on the attached elevation exhibit.The hotel building shall utilize darker earth toned accents and facade colors, subject to staff approval.Awnings and/or similar accent features shall be included throughout the building facade and along the lower floor level to enhance the architectural appearance of the building and mitigate the proposed additional height. Mitigation Measure 1.d.1: If exterior parking lot lighting is proposed, it shall BP BS,PS,CE 1.d.1 be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded"lighting fixtures to prevent offsite light spillage and glare.Any luminaire pole height shall not exceed 14-feet in height, limit intensity to 2.0 foot candles at ingress/egress,and otherwise 0.6 foot candle minimum to 1.0 maximum within the site. Fixtures shall be shield cut-off type and compatible with neighborhood setting,subject to staff approval. Mitigation Measure 3.b.1: BP,GP PS,CE 3.b.1 wrrr Naturally Occurring Asbestos(NOA)has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM)for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site,the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying,and Surface Mining Operations. These requirements may include but are not limited to 1)an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins,and 2)an Asbestos Health and Safety Program will also be required for some projects. Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP,GP BS,PS,CE 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 limited to bulldozers,graders,cranes, loaders,scrapers, backhoes, generator sets, compressors, auxiliary power units,with ARB certified motor vehicle diesel fuel(Non-taxed version suitable for use off-road). ■ 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. City of Atascadero Resolution No. 2007-018 Page 12 of 23 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Rea/ License FD:Fire Depatmnt GP:Grading PD:Police Department Master Plan of Development Amendment Pemrt CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Perrrat Ca Citynttomey Fl:Final Inspection TO:TwWray Occupancy F0:Final Occupancy ■ Install diesel oxidation catalysts (DOC),catalyzed diesels particulate filters(CDPF)or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non-peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading,demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable)water should be used whenever possible. C. All dirt stockpile 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 wash off trucks and equipment leaving the site. am K. Sweep streets at the end of each day if visible soil material is City of Atascadero Resolution No. 2007-018 Page 13 of 23 Conditions of Approval/ Timing Responsibility Mitigation rrrsr Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Rea/ License FD:Fire Depatrrrent GP:Grading PD:Police Depa anent Master Plan of Development Amendment Penrit CE:Ck Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Pemrt caC4Attomey FI:Final Inspection TO:Temporary Occupancy F0:Final Occuparcy carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. 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 3.b.2:The applicant shall contact the APCD for any permits BP APCD 3.b.2 necessary related to developmental burning of vegetative material and/or construction permit requirements. Mitigation Measure 4.e.1: Grading and excavation and grading work shall BP PS 4.e.1 be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. am 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4-foot chain link,snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 4.e.2: The developer shall contract with a certified BP PS 4.e.2 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining 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 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: �rrrr III Prune all trees in active development areas to be saved for City of Atascadero Resolution No. 2007-018 Page 14 of 23 Conditions of Approval/ Timing Responsibility Mitigation Ourw Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Real License FD:Fire Departnent GP:Grading PD:Police Department Master Plan of Development Amendment Pennit CE:City Engineer BP:Building WW:Wastewater CUP 2004-0137- Hotel Permt CACnynnomey FI:Final nspecWn T0:Temporary occWanc-y F0:Final Occupancy 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 or 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. Mitigation Measure 4.e.3: All tree removals shall be mitigated in accordance GP,BP PS 4.e.3 with the Atascadero native Tree Ordinance. Mitigation Measure 6.b.1: The grading permit application plans shall include GP PS,BS,CE 6.b.1 erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.1: A soils report shall be required to be submitted BP,GP PS,BS,CE 6.0 with a future building permit by the building department. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that GP PS,BS,CE 8.0.1 all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices,citations, or stop orders. Mitigation Measure 11.d.1: All construction activities shall comply with the BP,GP PS,BS,CE 11.d.1 City of Atascadero Noise Ordinance for hours of operation. tart City of Atascadero Resolution No. 2007-018 Page 15 of 23 Conditions of Approval/ Timing Responsibility Mitigation wow Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Rea/ License FD:Fire Department GP:Grading PD:Police Department Master Plan of Development Amendment Permit CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Permit C,C;ly Attorney FI:Final Inspection T0:Temporary occupancy F0:Final Occupancy Mitigation Measure 15.a.b.1: Required fair share contributions to the Santa BP,GP PS,CE 15.a.b.1 Rosa/101 interchange improvements(signal and associated improvements)for the hotel portion of the proposed project shall be as follows: a. E. Front Street/NB 101 On-Ramp Intersection: 17.5% b. W. Front Street/SB 101 On-Ramp Intersection: 9.7% Fees due shall be required prior to,or currently with, issuance of building permits for the proposed hotel development. Impacts from the proposed office complex are anticipated in the General Plan and no additional fair share payments will be required for the addition of medical office uses. The fairshare contribution would be based on a maximum of$600,000 or the engineers estimate at the time of the payment of the fee,which ever is lower. If the fairshare fee is paid and no reimbursement plan is filed by the W. Front Street project(required to construct the signals)within two years of Caltrans permit approval,the fees paid by the applicant would be returned to +err the applicant and the mitigation measure would be removed from the requirements for this project Mitigation Measure 15.d.1: Improvements to East Front shall include the BP,GP PS,CE 15.d.1 following: 1. The applicant shall use a Caltrans standard Slurry Seal on East Front. 2. A City standard 423 driveway approach shall be used with a maximum width of 36'. 3. Painted median tapers that conform to the Caltrans Highway Design Manual, Section 400 design standards shall be installed. Deviations to the Caltrans standard shall be justified by the applicant and approved by the City Public Works Director. The southern median taper shall be located so that the taper starts near the southern property line. This will provide a longer left turn center lane for vehicles heading south on East Front Street. 4. All painted medians shall be marked with Caltrans standard thermal paint and appropriately colored. 5. A guardrail shall be installed in front of the power pole on East Front. City of Atascadero Resolution No. 2007-018 Page 16 of 23 Conditions of Approval/ Timing Responsibility Mitigation arrr Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business BS:Building Services 9700 E/Camino Rea/ License FD:Fire Department GP:Grading PD:Poke Department Master Plan of Development Amendment Permit CE:City Engineer BP:Building WW:Wastewater CUP 20040137- Hotel Pemdt Ca City Attorney FI:Final Inspection T0:Temporary Occupancy F0:Final Occup-Y Mitigation Measure 15.f.1: The maximum use intensities shall be as follows: BP,GP PS,CE 15.f.1 1. 11,000 sf office 2. 1,400 sf retail/restaurant 3. 3,400 sf medical offices 4. 80-room hotel Any increases in parking demand or turn-over rates will require additional Parking analysis. If any additional impacts occur,subsequent environmental documentation will be required. Mitigation Measure 15.f.2: Shared parking shall be required throughout the BP,GP PS,CE 15.f.2 site. No reserved parking shall be permitted. �lrr ilrllir City of Atascadero Resolution No. 2007-018 Page 17 of 23 EXHIBIT B: Master Plan of DevelopmentlSite Plan ---,,P-'_._ �-��Q:L mss•= _ ''7� p, t S F� e " S N6 A4 O �\ lowH 4- r ■■■■■■■■■ -■as-a- ■0-0-■-■ 0 AN■■■�■■ list AA All 0 ■ is .fin. 6 �° ''� 2 �$� � E,x ■ I$€p ■ �I', �� _" �� 1 � a � �A AAA JAI ■ Dt � .I I a�� a� I �• I ��_�� 11 �� ■ � I gg ■ � � �ii�i� aan'� a N� � -- �' �1 ■ 9 Previously approved r. 01 ■ s ! a� i section —no changes 9 except those ---- �'' I specifically noted in ■ � N lig iAA resolution conditions T • - ', T • ■ �Y as ■ ■ : ■ ■ -- --- -- __ - ■ ■ AA AA e � �a F € ■ ■ R q 3 $Y 1 ;:� d COMPOSITE UTIUTY PLAN _ ERIC J. GOBLER ��pOy !9 g ![ ATASCADERO NOTEC PROJECT =E � g R & CIVIL ENGINEERING .41 - _ a r T..Lar 3,Ki 11 _ ^ PCR 9 8 0 8 010161,CPN:056-091-00E 9110 ATASCAR 934E y.•, •� ��' v g # ^ 9J00 EL CAMINO REAL,ATDAATA-A—..CA $ CITY OF ATASCAATA-A—..ROSCAOERO City of Atascadero Resolution No. 2007-018 Page 18 of 23 EXHIBIT C: Elevations rad F a" �k• �, Y �$ ;l/ 0"N 4� 5 x � t 4 x� w � �: \ e r s� � F e 2. 'V�4 g �rrr City of Atascadero Resolution No. 2007-018 Page 19 of 23 EXHIBIT D: Landscape Plan �r Al F f.. i k � � c 3! '}i ill"I ra r IS ;. _ ♦k M 4,� City of Atascadero Resolution No. 2007-018 Page 20 of 23 EXHIBIT E: Color and Materials Board y / 4 � y r �L6 f ��"� f /:',�� yet: ��• � ��,, ;qr /rtY 1 h , g% ;`tyy City of Atascadero Resolution No. 2007-018 Page 21 of 23 tow See project file for specific proposed color selections arrr City of Atascadero Resolution No. 2007-018 Page 22 of 23 EXHIBIT F:Grading and Drainage Plan wwrr t Y5 h A Yh , i a"S sL ylrix[ T,'. EA45T "kwrir as e OMPaq xAr i h �xY�-vy,a z4P �s� -4g. �.,4v X L a .� 4 a'z M T etA�: n l A ratgf a ;.. I F .y ah :pt . ( T., Ab a'v1 a ..srAa b ll I"sj sr .ta xa A'x �5y S y ; '1 Ik L` 4lt? - n kr. EL. C,44~ FlEA4L. x N CRAOINC AMCORAINU P4AM ENCINEFFING �,ab xi 4TASCAbCRb iip7[t PRO IECT CIVi� ! •: n+exaxm an rw me aei usx A AbcAncu All Q t< AfS nOr At scAucN6 C vJ z + . ,. .........(•17Y OF AHF.TASCALaCRO ST' 11 �•..� City of Atascadero Resolution No. 2007-018 Page 23 of 23 EXHIBIT G: Hotel Site Sections a�111� Y t k cn v, n�� s na,tira 5e e n „uocc - y -.A t 3.OY Otl39 JSY OS 6 Ifo A !W N'C9 d pkpflY b1A ,! x ' . 1 Y x01 b9d 33NI`JN3 liA.l� aNIN iD7ff7Xd 131DH 4H30V.%SYIY s 90� f �1N3 y vlas+e#' a ,.. x Co Gt _ r e. i I ,:t x" 03 v � a r i j e: ✓e•� Eti 2 4 a 1 �': r_ tow j I I