Loading...
HomeMy WebLinkAboutResolution 2003-015 RESOLUTION NO. 2003-015 A RESOLUTION ATASCADERO CITY COUNCIL APPROVING CONDITIONAL USE PERMIT 2002-0074, ADOPTING A MASTER PLAN OF DEVELOPMENT FOR THE PD-18 OVERLAY ZONING DISTRICT ON APN 030-481-005 AND 030-481-006 9500 Las Lomas Avenue/Hendrix) WHEREAS, an application has been received from Rex Hendrix (PO Box 6062, Atascadero, CA 93423) Applicant and Property Owner to consider a project consisting of another zone change from RMF-16 (Residential Multi-Family) to RMF-16 / PD-18 (Residential Multi-Family with Planned Development Overlay #18) with the adoption of a Master Plan of Development, and an 30-lot residential tract map, on a 2.94 acre lot located at 9500 Las Lomas Avenue (APN 030-481-005 and 030-481-006); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2002-0038 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 site's General Plan Designation is GC (General Commercial); and, WHEREAS, the site's current zoning district is RMF-16 (Residential Multi-Family, 16 units/acre max); and, WHEREAS, General Plan HDR land use designation allows for the creation of multi-family planned development projects with a maximum density of 16 unit per acre and Zoning Ordinance Article 28 allows Planned Development Overlay zones to be established to promote orderly and harmonious development and to enhance the opportunity to best utilize special site characteristics; and, WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD-18 overlay district which requires the adoption of a Master Plan of Development; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held on March 4, 2003, studied and considered the Master Plan of Development for Zone Change 2002-0032, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project, and, City of Atascadero Resolution No.2003-015 Page 2 of 35 WHEREAS, the Atascadero City Council, at a Public Hearing held on March 24, 2003, studied and considered the Master Plan of Development for Zone Change 2002-0074, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project, and, NOW, THEREFORE, the City Council takes the following actions: SECTION 1. Findings for Recommendation of Approval of Master Plan of Development. The City Council finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD-18 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 Tree Removal. The City Council finds as follows: 1. The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an Arborist; 2. 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 design alternatives; • If saving tree eliminates all reasonable uses of the property; or • If saving the tree requires the removal of more desirable trees. City of Atascadero Resolution No.2003-015 Page 3 of 35 SECTION 2. Approval. The Atascadero City Council, in a regular session assembled on March 25 2003, resolved to approve Conditional use Permit 2002-0074, A Master Plan of Development for Zone Change 2002-0074 subject to the following: 1. EXHIBIT A: CONDITIONS OF APPROVAL 2. EXHIBIT B: SITE PLAN 3. EXHIBIT C: LANDSCAPE PLAN 4. EXHIBIT D: GRADING AND DRAINAGE PLAN 5. EXHIBIT E: SITE SECTIONS 6. EXHIBIT F: STREET SECTIONS 7. EXHIBIT G: ELEVATIONS &FLOOR PLANS 8. EXHIBIT H: COLOR AND MATERIALS 9. EXHIBIT L• TREE INVENTORY On motion by Council Member O'Malley, and seconded by Council Member Luna the foregoing Resolution is hereby adopted following roll call vote: AYES: Council Members Luna, O'Malley, Scalise and Mayor Clay NOES: Council Member Pacas ABSENT: None ABSTAIN: None ADOPTED: March 25, 2003 By. e y L. C y, Sr., Mayor Attest: r-ka�l Marcia McClure Torgerson, City iCler Approved as to form: Roy Hanley, City Att ney City of Atascadero Resolution No.2003-015 Page 4 of 35 EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:Cily Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002.0074/ZCH 2002-0032 FO:Final Occupancy CA:Uy Attorney Planning Services 1. The approval of this use permit shall become final and PS effective following City Council approval. 2. Approval of this Master Plan of Development shall be valid FM PS concurrently with the life of Tentative Tract Map 2002- 0021 and then indefinitely following final map. The Master Plan of Development approval shall expire and become null and void unless a final map is recorded consistent with the Master Plan of Development. 3. Changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission and do not require Council action. 4. The Community Development Department shall have the BP/FM PS authority to approve the following minor changes to the project the(1)modify the site plan project by less than 10%,(2) result in a superior site design or appearance, and/or(3)address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. 5. All subsequent Tentative Tract Maps and construction BP/FM PS permits shall be consistent with the Master Plan of Development contained herein. 6. All exterior elevations,finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibit G and Exhibit H with the following modifications: a. Commercial Office Building colors and detailing, including roof tile,windows,and use of exterior accent tile treatment shall match the existing commercial buildings,subject to planning staff approval. b. The Commercial Office Building colors and detailing, including roof tile,windows,and use of exterior tile accent treatment will match the existing commercial buildings,the wood arbor and entry roof structure be City of Atascadero Resolution No.2003-015 Page 5 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License SS:Building Services 9500 Las Lomas Avenue GP:Grading Peri) FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final occupancy CA:City Attorney further extended to provide additional covered area, the wood arbor be stained a earth tone color,the window trim accent color and roof fascia be painted a contrasting accent color,and the rear retaining wall be integral to the building per the building elevations. c. All trash storage, recycle storage,and air conditioning units will be screened from view behind fenced or landscaped enclosures. d. All front yard areas within the project site will be landscaped by the developer. e. All street frontages along Principal,Las Lomas and Montecito Avenues and common open space areas shall be landscaped by the developer. f. Town house back yards will be landscaped by the individual property owners. All common area maintenance shall be maintained by the homeowner's association. g. The garage doors shall be architectural grade and either match the wood entry doors or be painted to match the selected body color 7. All site development shall be consistent with the maximum BP/FM PS intensities and standards identified in the statistical project summary as shown on Exhibit B. 8. All site work,grading and site improvements shall be BP/FM PS consistent with the Master Plan of Development as shown in Exhibit C through E,and Exhibit I. 9. Native oaks trees shall be preserved and protected during BP PS construction unless approved for removal. Tree protection shall be in place prior to the issuance of any construction permits and the arborist shall be under contract to monitor tree protection. The following recommendations from the project arborist shall be applied: Tree Protection: During construction, after the necessary trees that are to be removed,the following shall be accomplished and checked by the Arborist and/or a City Representative. Snow/Construction fencing shall be erected at the drip line of all trees that are to be preserved. The supporting City of Atascadero Resolution No.2003-015 Page 6 of 35 Conditions of Approval/ riming Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Pernil PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney tee posts shall be placed no further apart that 6'due to sagging and should remain in place during the entire construction process. Any construction within the drip lines shall have the Arborist and/or a City Representative present to direct the operation and protect both the root and branch systems. If tree trunks are close to construction are not protected by snow/construction fencing they shall be protected with 2"x4"boards 6'long plus wired together the tree at 6"o.c. all the way around the tree. If the board length is not possible due to branches or tree curvature then shorter boards may be used. Utilities: If utilities are to be run close to a tree that is to be saved the trenching shall be stopped at the drip line and the trench is to be dug either by hand or boring might be necessary. The boring shall be at a depth of no less than 3'deep. If roots are encountered over 3"in diameter they shall be cut by hand in a straight line perpendicular to the direction of the root. If there are many roots in this situation the Arborist and/or City Representative shall be called and possibly boring shall become necessary. Hardscape: If the hardscape is to be placed within the drip line of the tree care shall be taken so that root damage is maintained at a minimum. If roots are cut by equipment that are over 3"in diameter they shall be then recut by hand perpendicular to the direction of the travel of that root. If the roots are to be paved over they shall be done so with the porous pavers. These pavers shall be laid, in road areas,on 3"of un-compacted Class 2 base.This base shall have a leveling course of sand 1"deep placed over the top and then the porous pavers placed on top. In the sidewalk areas,within the drip line of trees,the area shall be graded to the correct grade and not compacted. A leveling course of sand shall be placed over the new grade and the porous pavers added so that the final grade is at the correct elevation. The edges of the paves shall be retained in place by concrete curbs. In lawn or shrub areas the curbs shall be 6"x6"concrete. In road areas the curbs shall be placed at 2"below grade and reinforced with the recommended rebar size and quantity.The above grade size of the curb shall be as required by the Project Engineer. The curbs shall be pegged with 1'x1'xi'pothole every four to six linear feet,to place the City of Atascadero Resolution No.2003-015 Page 7 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Pernit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002.0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney peg out of the root area. Building Envelopes: If the foundations of the buildings are within the drip line of trees to be saved the foundations shall span across areas of roots as recommended by the Engineer and approved by the Engineer,Arborist and/or the City Representative on the site. The depth and size of the foundation pilings shall be determined by the Project Engineer. 10. A final landscape and irrigation plan shall be approved BP PS prior to the 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. Trash/recycle container areas shall be screened with fencing or landscape. ■ All front yards and common areas,and all street frontages shall be landscaped by the developer. All landscape maintenance shall be the responsibility of the individual property owner. All common areas and street frontages shall be maintained by the Homeowner's Association. ■ The street trees(town house front yard trees,and the street trees along Principal, Las Lomas,and Montecito) shall be 24-inch box size and double staked. ■ Five trees shall be added along the east side of the proposed office building. ■ Proposed tree wells between town house driveways shall be 5'x 5'minimum inside dimension. ■ Native street trees shall be planted along Las Lomas Avenue. ■ The lot#30 pedestrian pathway shall be constructed of decomposed granite or similar material. • The lot#30 shall include supplemental landscaping and native tree and shrub planting with appropriate automatic irrigation,subject to staff approval. ■ All street frontages along Principal,Las Lomas and Montecito Avenues and common open space areas shall be landscaped by the developer. 11. All project fencing shall be installed consistent with BP PS Exhibits A,B,and C subject to the following modifications: City of Atascadero Resolution No.2003-015 Pae 8 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:CityAtlomey Exhibits A, B,and C subject to the following modifications: a. The perimeter fence along Lot 30 shall be Fence Detail#1 (see-through metal picket). Fence Detail#3 (combination wall/picket)shall be applied to each town house lot backing Principal, Las Lomas,and Montecito Avenues. b. The south gate shall be a full-time automatic exit-only gate. c. A pedestrian access gate will be located at the Principal Avenue entrance and at the western perimeter location along residential lot#9. d. The proposed split-face CMU material shall be a deep earth tone color or high quality design with finish cap,subject to staff approval. 12. Retaining wall design&material shall compliment the GP PS design theme and colors of the commercial-office building. BP 13. Provisions for on-site pedestrian circulation reciprocal GP PS access between the adjacent westerly property shall be BP required at the location identified on the site plan. 14. Apply the following tree mitigation, noting that planting GP PS of native trees may be credited against the following fee calculation, subject to staff approval: (Mitigation Fee Table City of Atascadero Resolution No.2003-015 Page 9 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fre Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002.0074/ZCH 2002-0032 FO:Final Occupancy CA:Cy Attorney Evergreen Native Trees(inches) Deciduous Native Trees(inches) Totals dbh notes dbh notes 1 138-inches live oak 1 308-inches white oak 2 2 3 3 4 4 5 5 6 7 6 8 Total 138-inches Total 308-inches 446-inches Mitigation Requirement Tree Fund Payment: $ 1,150.00 Tree Fund Payment: $ 5,133.33 $ 6,283.33 15. Two units shall be reserved as deed restricted FM,BP PS,CE affordable unit affordable unit in the moderate category for a 15 year period. Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve '/2 of the units for sale to residents or workers within the City of Atascadero. One of the units shall be the deed restricted affordable units. The agreement shall include the following provisions: a) 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. b) 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. c) The Atascadero resident or worker restriction shall apply to the initial sale only. a) The applicant shall identify which units will be reserved. b) The City Attorney shall approve the final form of the City of Atascadero Resolution No.2003-015 Pae 10 of 35 Conditions of Approval/ riming Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development Fl:Final inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney agreement. 16. The project applicant shall establish a Homeowners FM, BP PS,CE Association for the town homes project to be funded by residences and to be responsible for the maintenance, repair and replacement of all on-site common areas and facilities,and enforcement of the town house community CC&R's. CC&R's are required with Final Map. 17. One guest parking spaces shall be eliminated along lot FM,BP PS,CE #30 to provide sufficient room for the proposed pathway. 18. A reciprocal access and parking agreement shall be FM,BP PS,CE required connecting the proposed office building lot to the adjacent parking lot property. Building Services 19.. A soils investigation prepared by a licensed BP FM Geotechnical Engineer is to be provided for the project. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 20. Dimension the width of driveway. A minimum 20'total BP BS width with a minimum head clearance of 13'-6"is to be provided to each building location. Access drives with slopes less than 12%are to have an all-weather surface. 21. Show location of existing and any proposed fire BP BS hydrants. As presented,the project requires one fire hydrant located central to the site along the proposed road.. 22. Provide a letter from the Atascadero Mutual Water BP BS Company stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 23. Note approved address signage is to be provided. BP BS 24. Note on plans that fire lanes shall be delineated to BP BS restrict parking as required by the Fire Authority. City of Atascadero Resolution No.2003-015 Pae 11 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 8500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development Fl:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002.0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney City Engineer Standard Conditions 25. All public improvements shall be constructed in GP,BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 26. In the event that the applicant is allowed to bond for GP,BP CE the public improvements required as a condition of the final map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 27. An engineer's estimate of probable cost shall be GP,BP CE submitted for review and approval by the City Engineer to determine the amount of the bond. 28. The Subdivision Improvement Agreement shall record GP, BP CE concurrently with the Final Map. 29. An encroachment permit shall be obtained prior to the GP,BP CE issuance of building permit. 30. The applicant shall enter into a Plan Check/Inspection GP,BP CE agreement with the City. 31. A six (6) foot Public Utility Easement (PUE) shall be GP,BP CE provided where needed 32. The applicant shall be responsible for the relocation GP,BP CE and/or alteration of existing utilities. 33. The applicant shall install all new utilities (water, gas, GP,BP CE electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 34. The applicant shall monument all property corners for GP, BP CE construction control and shall promptly replace them if disturbed. 35. The applicant shall acquire title interest in any off-site GP,BP CE land that 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. 36. Slope easements shall be provided as needed to GP,BP CE accommodate cut of fill slopes. 37. Drainage easements shall be provided as needed to GP,BP CE accommodate both public and private drainage facilities. 38. A preliminary subdivision guarantee shall be GP,BP CE submitted for review in conjunction with the processing ofthe map. 39. All existing and proposed utility, pipeline, open space, GP,BP CE or other easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. City of Atascadero Resolution No.2003-015 Pae 12 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fre Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development Fl:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002.0074/ZCH 2002-0032 F0:Final Occupancy CA:City Attorney 40. The final map shall be signed by the City Engineer GP,BP CE prior to the map being placed on the agenda for City Council acceptance. 41. Prior to recording the final map, the applicant shall GP,BP CE submit a map drawn in 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. 42. Prior to recording the final 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. 43. Prior to recording the parcel map,the applicant shall GP,BP CE pay all outstanding plan check/inspection fees. 44. Prior to recording the map,the applicant shall complete GP, BP CE all improvements required by these conditions of approval. 45. Prior to recording the parcel map,the applicant shall GP, BP CE have the 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. 46. Upon recording the final map,the applicant shall GP, BP CE provide the City with a black line clear Mylar(0.4 mil) copy and a blue line print of the recorded map and a digital copy of the map. 47. Prior to the final inspection of any public improvements, GP, BP CE the applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 48. Prior to the final inspection,the applicant shall submit a GP, BP CE written certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. GP, BP CE City of Atascadero Resolution No.2003-015 Page 13 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Penh FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:FinalOccuparrcy CA:City Attorney City Engineer Site Specific Conditions 49. Prior to approving the road abandonment, the GP, BP CE applicant shall have the application reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company which indicates their review of the application. The letter shall identify any new easements which may be requires by the utility company. A copy of the letter shall be submitted to the City. New easements shall be recorded prior to or concurrently with the road abandonment. 50. Provisions for on-site pedestrian circulation reciprocal GP, BP CE access between the adjacent westerly property shall be required at the location identified on the site plan. Public Improvements 51. All public improvements shall be design by a registered GP, BP CE Civil Engineer and constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 52. Concrete curb, gutter and sidewalk are required to be GP,BP CE constructed along the project frontage on Principal Ave, Las Lomas Ave and Montecito Ave. The existing pavement shall be saw cut a minimum of 3 feet from the new gutter lip and removed. New asphalt shall be placed to City Standard. Cross fall on the road surface to the gutter shall be City Standards. No parking sign will be installed along these frontages. A 4-foot clear path of travel will be provided on the sidewalk at all times. 53. This project is required to overlay Principal Ave from EI GP, BP CE Camino Real to the private entrance driveway with a minimum of 2 inch of Asphalt. The existing asphalt will be ground from the gutter lip to 6 feet back, to allow for a smooth transition to the gutter. Private Improvements 54. All onsite improvements are private except for utilities. GP,BP CE The homeowner association will be responsible all maintenance, including, road, drainage and grading. The project C,C&R's shall detail this maintenance. City of Atascadero Resolution No.2003-015 Pae 14 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002.0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney Traffic 55. Applicant will be required to participate in costs of GP,BP CE modeling traffic impacts from this project via the City traffic model. City Engineer will forward project data to the City's consultant for inclusion in the model. Solid Waste 56. Turn around for solid waste collection vehicles will be GP,BP CE provided per Atascadero Waste Alternative standards Drainage 57. This project proposes to drain storm water offsite to GP, BP CE existing gutters on EI Camino Real and Principal Ave per the Preliminary Grading Plan and Drainage Calculations produced by Westland Engineering. The storm water will than be conveyed in the gutter to an existing drop inlet on EI Camino Real north of Principal Ave. The storm water flows from the drop inlet are conveyed in an existing earthen swale through several private properties, under Pino Solo Ave.,through Chalk Mountain Golf Course, under the UPRR tracks and to the Salinas River. Listed below are specific conditions for the drainage of this project. 58. Detailed plans and calculations will be provided for the GP, BP CE onsite proposed drainage system and the offsite drainage system through the commercial center below this project. Easements for all flows through the commercial center from the Villa at Montecito will be required. Flows will not be allowed to cross over sidewalks or driveway approaches. 59. A under sidewalk drain, or other device, will be used to GP,BP CE convey the flows from the private drive to Principal Ave. 60. The combined flow in the gutters on EI Camino Real GP,BP CE and Principal Ave will not over top the curb in a 10-year event.Where the discharge gutter capacity is exceeded a storm drain or other facilities shall be provided to convey the excess flow. 61. The down stream culverts under private driveways and GP,BP CE Pino Solo Ave will be upsized, if necessary,to take the increased flows. 62. If any of these conditions cannot be met, then on site GP,BP CE detention basins, other mitigation to mitigate the down stream impacts will be required. City of Atascadero Resolution No.2003-015 Pae 15 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney 63. All requirements of Section 5 "Storm Drainage" of the GP,BP CE Engineering Department standard specifications and drawings will be met. 64. Obtain approval by the City Engineer of the grading & GP,BP CE drainage plan and the storm drain design&facilities. 65. Submit calculations to support the design of any GP, BP CE structures or 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. 66. Show the method of dispersal at all pipe outlets. Include GP, BP CE specifications for size&type. 67. Show method of conduct to approved off-site drainage GP,BP CE facilities. 68. Concentrated drainage from off-site and onto offsite GP, BP CE areas shall be conveyed 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. Wastewater Department 69. Applicant shall pay sewer Extension (Annexation), GP,BP CE Connection and Reimbursement fees (if applicable) upon issuance of building permit. 70. Gravity mains and other sewer facilities within the GFS, BP CE subdivision shall be privately owned and maintained. Any residences that can not gravity feed into the private sewer main will required private lift stations. The maintenance and operation of the lift stations will be the private owners responsibility. 71. Gravity mains within the subdivision shall be eight (8) GP,BP CE inches in diameter. 72. Gravity mains shall terminate in manholes. GP,BP CE 73. Whenever possible, sewer mains shall be laid out in a GP,BP CE straight line between structures. 74. Drainage piping serving fixtures which have flood level GP,BP CE rims 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 City of Atascadero Resolution No.2003-015 Pae 16 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Peri) FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002.0074/ZCH 2002.0032 FO:Final Occupancy CA:City Attorney through the backwater valve. 75. Final project inspection shall be contingent upon GP,BP CE completion of the public sewer extension and Public Works final inspection. 76. Applicant shall have six (6) months from public sewer GP, BP CE extension final inspection to submit accurate record(as- built) drawings and a reimbursement map/agreement that has been approved by the Director of Public Works. After the six-month deadline, all right to receive reimbursement from others connecting the public sewer extension shall be waived. 77. A City of Atascadero Sewer Extension Performance GP,BP CE Agreement shall be executed. Atascadero Mutual Water Company 78. Prior to the issuance of building permits, the applicant GP,BP CE shall submit plans showing the water distribution facilities required to serve the project for review and approval by the Atascadero Mutual Water Company (AMWC). The plans shall show all facilities required for fire protection. The plans shall show all cross- connection devices required to isolate the fire protection and landscape irrigation systems from the domestic waters stem. 79. Prior to the issuance of building permits,the applicant GP,BP CE shall obtain a "Will Serve" letter from the Atascadero Mutual Water Company for the newly created lots. 80. Prior to starting construction of the water system GP, BP CE improvements, the applicant shall pay all installation and connection fees required by AMWC 81. All water distribution facilities shall be constructed in GP,BP CE conformance with AMWC standards, policies and approved procedures. All cross connection devices shall be constructed in conformance with AWWA and Department of Health Services standards. 82. The applicant shall show how domestic and fire GP, BP CE suppression service will be provided to commercial building. 83. Show landscape meters for common area GP,BP CE landscaping. 84. Show details for main extension tie in points at GP, BP CE Montecito Ave and Principal Ave. Main extension shall be a minimum of 8" C900 CL 150 PVC pipe. Show size of main extension, and existing water mains, on plans. 85. Condominiums require separate water meters for each GP, BP CE individual unit. Show locations of all water meters per AMWC standards. Separate private easements are recommended for units that do not front along roadway containing water main. City of Atascadero Resolution No.2003-015 Page 17 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-78 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney 86. Show all fire suppression appurtenances that GP,BP CE Atascadero Fire Department is conditioning for this project. Mitigation Measures Mitigation Measure 1.c: All lighting shall be designed to BP PS 1.c 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 30-feet in height, limit intensity to 2.0 foot candles at ingress /egress, and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas. Fixtures shall be shield cut-off type. Avoid wall mount fixtures at rear of commercial building, except at exits. Mitigation Measure 3.b: The project shall be conditioned to BP PS 3.b comply with all applicable District regulations pertaining to the control of fugitive dust(PM-10)as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plan notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing,grading,earth moving, or excavation activities shall cease during periods of high winds(i.e.greater than 20 mph averaged over one hour)so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading,earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast-germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders,jute netting, or other methods in advance by the APCD. H. All roadways, driveways,sidewalks, etc.to be paved shall be completed as soon as possible. In addition,structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non-potable water. K. Streets adjacent to the project site shall be swept daily to City of Atascadero Resolution No.2003-015 Pae 18 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Deparlment BP:Building Penn) PD:Police Department PD-18 Master Plan of Development FI:Final nspection CE:City Engineer TO:TemporaryOccupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. M. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build-up. Mitigation Measure 4.e.1: Prior to Planning Commission BP BS 4.e.1 consideration of the proposed project, a Tree Protection Plan shall be prepared by a Certified Arborist and submitted for attachment to the Planning Commission staff report for the proposed project. All tree removals shall be mitigated according to the Atascadero Tree Ordinance, and the proposed Tree Retention/Removal Inventory by payment into the Tree Mitigation Fund. The plan shall include recommended performance standards for preservation of all trees proposed for retention during construction and implementation. Mitigation Measure 4.e.2: Prior to approval of the Precise BP,GP PS 4.e.2 Grading Plan, a Tree Protection Plan prepared by a Certified Arborist shall be submitted and approved for the proposed project. All tree removals shall be mitigated according to the Atascadero Tree Ordinance, by payment into the Tree Mitigation Fund,and on-site native tree planting per the proposed Tree Retention/Removal Inventory. Mitigation Measure 4.e.3: The building permit site plan shall BP,GP PS 4.e.3 identify all protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan.Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. Mitigation Measure 4.e.4: The developer shall contract with a BP,GP PS 4.e.4 certified 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 as identified in the tree protection plan. Trees requiring this protection are: #1,7, 8, 9, 10,20, 21,22, 25,26,27, 28, 30,34, 35, 36,37,38,44,45,46, 49, 50, 51,52, 53, 54. 55, and 56 as identified on the Tree Protection Inventory. City of Atascadero Resolution No.2003-015 Pae 19 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring measure PS:Planning Services BL:Business License BS:Building Services 9500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney (c) As specified by the arborist report and City staff: ■ Remove all berry vines and trees designated for removal by hand; ■ Prune all trees 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. • 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.5: The project landscape shall include BP,GP PS 4.e.5 requiring 24-inch box sized street trees for all street trees planted along any private or public streets and as identified on the preliminary landscape plan. Mitigation Measure 5.b: Should any cultural resources be GP BS 5.b unearthed during site development work,the provisions of CEQA-Section 15064.5,will be followed to reduce impacts to a non-si nificant level. Mitigation Measure 6.b.1: The Building Permit Application GP PS,BS,CE 6.b.1 plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.b.2: All cut and fill slopes shall be GP BS 6.b.2 hydroseeded with an appropriate erosion control method (erosion control blanket, hydro-mulch,or straw mulch appropriately anchored)immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 6.c.d: A soils report shall be required to be GP PS,BS,CE 6.c.d submitted with a future building permit by the building department.The building plans will be required to follow the recommendations of the soils report to assure safety for occupants and buildings. Mitigation Measure 8.e.f.1: Drainage calculations are required GP PS,BS,CE 8.e.f.1 per section 5 of Atascadero Engineering Standards.The "Retention Areas"will be sized for the detention of the 50 year developed storm runoff,while metering out the 2 year City of Atascadero Resolution No.2003-015 Page 20 of 35 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 8500 Las Lomas Avenue GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department PD-18 Master Plan of Development FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater CUP 2002-0074/ZCH 2002-0032 FO:Final Occupancy CA:City Attorney undeveloped storm runoff. Mitigation Measure 8.e.f.2: A Stormwater Pollution Prevention BP,GP PS,BS 8.0.2 Plan (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.3: The developer is responsible for GP BS,CE 8.0.3 ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices,citations, or stop orders. Mitigation Measure 11.d: All construction activities shall GP BS,CE 11.d comply with the City of Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: • 7 a.m.to 7 p.m. Monday through Friday • 9 a.m.to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The 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. ' • � L L II I ' L HIBIT C: Landscape Plan -18 Master Plan of Development(CUP 0L 0L 2002-0032 � l NEEME — I �� � � ►:`i -[ LFj dpi i IVA 44 - ,Y Ad s w. EXHIBIT D:Grading and Drainage Plan PD-18 Master Plan of Development(CUP 00 00 2002-0032 _ � ro -eZ also RRI MC RON gqf SO ►ISM OR kN. �. ,� .; ' ►1e f 'IV � �. s� Rji WWA r�i ifs., 6�r'�►�'' �„_ � � .. oil OM City of Atascadero Resolution No.2003-015 Page 24 of 35 EXHIBIT E: SITE SECTIONS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 �� IIII � sa I I I Itill _ a v it'll is II II € II ��II III I I II ��°I I IIII ��AI I III I� I I I I1I1R11I1 I IE ! I I I€ $ a aI I$ I plea City of Atascadero Resolution No.2003-015 Page 25 of 35 EXHIBIT F: STREET SECTIONS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 k Note: All sidewalk along Las Lomas, Montecito, and Principal Avenues are to be concrete. vg a an l 11` In M= . A2 '«� City of Atascadero Resolution No.2003-015 Page 26 of 35 EXHIBIT G: UNIT A-ELEVATIONS AND FLOOR PLANS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 u a 03 i } r ---------------_---- I ------------- I y � i i i r I� - I II I i @ I I--- - ---- -� i � 1 i r �Ilye 1 !€ City of Atascadero Resolution No.2003-015 Page 27 of 35 EXHIBIT G: UNIT A ALTERNATE-ELEVATIONS AND FLOOR PLANS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 o � 7 y ' FE-EDI [E MEB �E9 x i a CES® a r FEED I fit $E1 if p TS — -- -- ----- ------- ----- � I I I y is ^utlRryl I Y 1 I ---------- I f 3 i � I F eg�R �A d y City of Atascadero Resolution No.2003-015 Page 28 of 35 EXHIBIT G: UNIT B ELEVATIONS AND FLOOR PLANS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 u Oki TREE D w q I I I I Q I i1 R a � o a i lfk fill 2 3 City of Atascadero Resolution No.2003-015 Page 29 of 35 EXHIBIT G: UNIT B ALTERNATE ELEVATIONS AND FLOOR PLANS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 u EB to t i iT DD § ------ ------------ S i 777 i y ' 4 I glq !5 L #t6 A � f j I i 1 + fill hop $lA 9 1 d City of Atascadero Resolution No.2003-015 Page 30 of 35 EXHIBIT G: UNIT C ELEVATIONS AND FLOOR PLANS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 u + EEM ELI L a 111 lel o� �� SIA ala n � g F � ------------- -� �Ega City of Atascadero Resolution No.2003-015 Page 31 of 35 EXHIBIT G: UNIT C ALTERNATIE ELEVATIONS AND FLOOR PLANS PD-18 Master Plan of Development(CUP 2002-0074)/2CH 2002-0032 IJ A x x C EMM i 1 9I CI w iF I jai a 1 J L -vl Jill xt ' Ill s oe l t 11 City of Atascadero Resolution No.2003-015 Page 32 of 35 EXHIBIT G: COMMERCIAL OFFICE BUILDING ELEVATIONS AND FLOOR PLANS PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 I OT p o I I t I I _ I I I I I I I I I I I I I I L--- I al al � El p d IJf 4 F. �5 City of Atascadero Resolution No.2003-015 Page 33 of 35 EXHIBIT H: EXTERIOR COLOR&MATERIAL SAMPLE BOARD PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 See File for Colors City of Atascadero Resolution No.2003-015 Page 34 of 35 EXHIBIT 1: TREE INVENTORY PD-18 Master Plan of Development(CUP 2002-0074)/ZCH 2002-0032 1 � 4 d it Vii t cito Trees to be Removed or Retained Via £ � City of Atascadero Resolution No.2003-015 Page 35 of 35