HomeMy WebLinkAboutResolution 2003-038 RESOLUTION 2003-038
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 2002-0082, ADOPTING A
MASTER PLAN OF DEVELOPMENT FOR THE PD-19 OVERLAY
ZONING DISTRICT ON APN 049-191-0029 0269 027, 0289 030
(6025, 6049 Del Rio, 6100 Conejo / Midland Pacific)
WHEREAS, an application has been received from Midland Pacific (6955 El
Camino Real, Atascadero, CA 93423) Applicant and Martha VerHeyen, (P.O. Box 471,
Atascadero, CA 93423) Property Owner to consider a project consisting of a zone change
from RSF-Y (Residential Single-Family) to RSF-Y/PD-19 (Residential Single-Family with
Planned Development Overlay #19) with the adoption of a Master Plan of Development, and
a 70 lot residential Vesting Tentative Tract Map on a 28-acre site located at 6025, 6049 Del
Rio, 6100 Conejo (APN 049-191-002, 026, 027, 028, 030); and
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2003-
0016 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 SFR-Y (Single-Family
Residential); and,
WHEREAS, the site's current zoning district is RSF-Y(Residential Single-Family;
and,
WHEREAS; General Plan SFR-Y land use designation allows for the creation of
single-family planned development projects with a maximum density of 0.5 units 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-19 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 duly noticed
Public Hearing held on Tuesday, July 15, 2003, studied and considered the Master Plan of
Development (CUP 2002-0082), after first studying and considering the Proposed Mitigated
Negative Declaration prepared for the project, and
WHEREAS, the Atascadero City Council, at a Public Hearing held on August 12,
2003, studied and considered the Master Plan of Development for Zone Change 2002-0082,
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-19 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.
SECTION 3. Approval. The Atascadero City Council, in a regular session
assembled on August 12, 2003, resolved to approve Conditional use Permit 2002-0082, a
Master Plan of Development for Zone Change 2002-0035 subject to the following:
1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development Site Plan
3. EXHIBIT C: Statistical Summery of Project
4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Grading and Drainage
6. EXHIBIT F: Site Section
7. EXHIBIT G: Elevations and Floor Plans
8. EXHIBIT H: Color and Materials
9. EXHIBIT I: Monument Sign
10. EXHIBIT J: Architectural Wood Garage Doors
On motion by Council Member O'Malley, and seconded by Council Member Luna
the foregoing Resolution is hereby adopted in its entirety following roll call vote:
AYES: Council Members Luna, O'Malley, Scalise and Mayor Clay
NOES: Council Member Pacas
ABSTAIN: None
ABSENT: None
ADOPTED: August 12, 2003
CITY OF ATASCADERO
VB . r
Je Y11. Clay, Sr.,*Mayor
ATTEST:
ADS,-., VW U1—
Marcia McClure Torgerson, City Cler
APPROVED AS TO FORM:
Roy Hanley, City A orney
EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
PD-19 Master Plan of Development(CUP 2002-0082)/ZCH 2002-0035
1. Conditions of Approval/ 3. Timing 5. Res 7. Mitigatio
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8. Planning Services 9. 10. 11.
1. The approval of this zone change and use permit shall 12. 13. PS 14.
become final and effective following City Council approval.
2. Approval of this Master Plan of Development shall be valid 15. FM 16. PS 17.
concurrently with the life of Tentative Tract Map 2002-
0026 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 18. On- 19. PS 20.
approved by the Planning Commission and do not require going
Council action. Any changes to the park shall require a
conditional use permit with City Council approval.
4. The Community Development Department shall have the 21. BP/ 22. PS, 23.
authority to approve the following minor changes to the FM CE
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. Any
changes to the park shall require a conditional use permit
1. Conditions of Approval/ 3. Timing 5. Res 7. Mitigatio
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with City Council approval.
5. All subsequent Tentative Tract Map and construction 24. BPI 25. PS, 26.
permits shall be consistent with the Master Plan of FM CE
Development contained herein.
6. All exterior elevations,finish materials and colors shall be 27. BP 28. PS 29.
consistent with the Master Plan of Development as shown
in Exhibit G, H, I,J, K, L and O with the following
modifications:
i. The applicant shall work with staff in adding
architectural embellishments and/or landscaping
be applied to each front elevations to enhance
front elevations and de-emphasize the dominance
of garages. Proposed homes shall incorporate
additional architectural embellishments including: entry
porches,and double or single hung windows,as
feasible;
ii. All exterior material finishes(stucco finish,exterior
lighting,garage doors)shall be durable,high quality,
and consistent with the architectural colony
appearance.
iii. All trash storage, recycle storage,and air conditioning
units shall be screened fro view behind fenced or
landscaped enclosures;
iv. The garage doors shall be architectural grade per
Exhibit O.
v. Side yard setbacks on Lots 18 and 19 shall be
increased to provide additional setback to adjacent off-
1. Conditions of Approval/ 3. Timing 5. Res 7. Mitigatio
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site property.
7. All site development shall be consistent with the maximum 30. BPIF 31. PS, 32.
intensities described in the statistical project summary as M BS
shown on Exhibit C.
8. All site work,grading and site improvements shall be 33. BP/F 34. PS, 35.
consistent with the Master Plan of Development as shown M BS,
in B, D, E,and F. CE
36. 9. A final landscape and irrigation plan shall be 37. BP 38. PS, 39.
approved prior to the issuance of building permits and BS
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 yard areas within the project site shall be
landscaped by the developer;
■ All street frontages along Del Rio Road and Conejo
Road,and common open space areas shall be
landscaped by the developer;
• Street and Park trees shall be minimum 15-gallon size
and double staked.
40. 10. The developer shall establish a Benefit 41. 42. 43.
Maintenance District for the maintenance of on-site
shared improvements, including all on-site roads,
sidewalks, street trees, streetlights,drainage facilities,
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private open space and common landscaping.
11. All project fencing shall be installed consistent with Exhibit 44. GP 45. PS 46.
D subject to the following modifications: BP
■ The Del Rio Road fence shall include masonry
columns approximately 30 feet on center designed to
match the proposed entry monument sign columns
with matching native stone and pre-cast concrete cap
or moldings.
12. Retaining wall design&material shall match or 47. 48. 49.
compliment the texture and color of the existing or
proposed landscape.
13. Apply the following tree mitigation, noting that planting of 50. 51. 52.
native trees may be credited against the following fee
calculation,subject to staff approval: (Mitigation Fee
Table)
Evergreen Native Trees(inches) Deciduous Native Trees(inches) Totals
dbh dbh notes
1 18-inches 1 8-inches
2 9-inches 2 6-inches
3 20-inches 3 6-inches
4 80-inches 4 11-inches
5 5-inches 5 2-inches
6 7-inches 6 6-inches
7 12-inches 7 10-inches
8 36-inches 8 37-inches
9 5-inches 9 30-inches
10 4-inches 10 5-inches
11 8-inches 11 2-inches
12 12-inches 12 7-inches
13 18-inches 13 3-inches
14 7-inches 14 8-inches
15 8-inches 15 10-inches
16 15-inches 16 16-inches
17 12-inches 17 3-inches
18 5-inches 18 4-inches
19 8-inches 19 4-inches
20 6-inches 20 3-inches
21 14-inches
22 4-inches
23 12-inches
24 16-inches
25 14-inches
26 20-inches
27 4-inches
28 12-inches
29 10-inches
30 21-inches
31 10-inches
32 26-inches
33 7-inches
34 27-inches
35 5-inches
36 13-inches
37 51-inches
38 5-inches
39 7-inches
40 4-inches
41 6-inches
42 5-inches
43 6-inches
44 6-inches
45 7-inches
Total 607-inches Total 181-Inches 788-Inches
Mitigation Requirement
Tree Fund Payment: $ 5,058.33 Tree Fund Payment: $ 3,008.331$ 8,066.67
14. Fourteen units (lots 56 though 70) shall be reserved as 54. FM, 55. PS, 56.
deed restricted affordable unit affordable unit in the BP CE
moderate category for a 30-year period. Prior to
recordation of final map, the applicant shall enter into a
legal agreement with the City to reserve'/of the units for
sale to residents or workers within the City of Atascadero,
including the affordable units. The agreement shall
include the following provisions:
53.
■ The units shall be offered for sale to residents or
workers within the City of Atascadero for a minimum of
60 days. During this time period offers may only be
accepted from Atascadero residents or workers.
■ The applicant shall provide reasonable proof to the City
that at least one of the qualified buyers is a resident or
worker within the City Limits of Atascadero.
■ The Atascadero resident or worker restriction shall
apply to the initial sale only.
■ The applicant shall identify which units will be reserved.
■ The City Attorney shall approve the final form of the
agreement.
15. The project applicant shall establish a Homeowners 57. 58. 59.
Association for 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. A Maintenance
Benefit District may also be developed by the applicant for
maintenance of all common use facilities.
Building Services 61. 62. 63.
64. 16. A soils investigation prepared by a licensed 65. 66. 67.
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 plan.
Fire Marshal 69. 70. 71.
17. Show location of existing and any proposed fire 72. BP BS 73.
hydrants.
18. Provide a letter from the Atascadero Mutual Water 74. BP BS 75.
Company stating the minimum expected water available
to the site. Amount available must meet min.
requirement specified in the California Fire Code.
19. Note approved address signage is to be provided. 76. BP BS 77.
20. Note on plans that fire lanes shall be delineated in 78. BP BS 79.
certain areas to restrict parking as required by the Fire
Authority.
City Engineer 81. 82. 83.
Standard Conditions
21. All public improvements shall be constructed in 84. GP, 85. CE 86.
conformance with the City of Atascadero Engineering BP
Department Standard Specifications and Drawings
and/or as directed by the City Engineer.
22. In the event that the applicant is allowed to bond for 87. GP, 88. CE 89.
the public improvements required as a condition of BP
the final map, the applicant shall enter into a BP
Subdivision Improvement Agreement with the City
Council.
23. An engineer's estimate of probable cost shall be 90. GP, 91. CE 92.
submitted for review and approval by the City BP
Engineer to determine the amount of the bond.
24. The Subdivision Improvement Agreement shall record 93. GP, 94. CE 95.
concurrently with the Final Map. BP
25. An encroachment permit shall be obtained prior to the 96. GP, 97. CE 98.
issuance of building permit. BP
26. The applicant shall enter into a Plan Check/inspection 99. GP, 100. CE 101.
agreement with the City. BP
27. A six (6) foot Public Utility Easement (PUE) shall be 102. GP, 103. CE 104.
provided where needed. BP
28. The applicant shall be responsible for the relocation 105. GP, 106. CE 107.
and/or alteration of existing utilities. BP
29. The applicant shall install all new utilities (water, gas, 108. GP, 109. CE 110.
electric, cable TV and telephone) underground. BP
Utilities shall be extended to the property line frontage
of each lot or its public utility easement.
30. The applicant shall monument all property corners for 111. GP, 112. CE 113.
construction control and shall promptly replace them BP
if disturbed.
31. The applicant shall acquire title interest in any off-site 114. GP, 115. CE 116.
land that may be required to allow for the construction BP
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.
32. Slope easements shall be provided as needed to 117. GP, 118. CE 119.
accommodate cut of fill slopes. BP
33. Drainage easements shall be provided as needed to 120. GP, 121. CE 122.
accommodate both public and private drainage BP
facilities.
34. A preliminary subdivision guarantee shall be 123. GP, 124. CE 125.
submitted for review in conjunction with the BP
processing of the map.
35. All existing and proposed utility, pipeline, open space, 126. GP, 127. CE 128.
or other easements are to be shown on the parcel BP
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.
36. The final map shall be signed by the City Engineer 129. GP, 130. CE 131.
prior to the map being placed on the agenda for City BP
Council acceptance.
37. Prior to recording the final map, the applicant shall 132. GP, 133. CE 134.
submit a map drawn in substantial conformance with BP
the approved tentative map and in compliance with all
conditions set forth herein. The City in accordance
with the Subdivision Map Act and the City's
Subdivision Ordinance shall submit the map for
review and approval.
38. Prior to recording the final map,the applicant shall set 135. GP, 136. CE 137.
monuments at all new property corners. A registered BP
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.
39. Prior to recording the parcel map, the applicant shall 138. GP, 139. CE 140.
pay all outstanding plan check/inspection fees. BP
40. Prior to recording the map, the applicant shall 141. GP, 142. CE 143.
complete or bond for all improvements required by BP
these conditions of approval.
41. Prior to recording the parcel map, the applicant shall 144. GP, 145. CE 146.
have the map reviewed by all applicable public and BP
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.
42. Upon recording the final map, the applicant shall 147. GP, 148. CE 149.
provide the City with a black line clear Mylar(0.4 mil) BP
copy and a blue line print of the recorded map and a
digital copy of the map.
43. Prior to the final inspection of any public 150. GP, 151. CE 152.
improvements, the applicant shall submit a written BP
statement from a registered civil engineer that all
work has been completed and is in full compliance
with the approved plans.
44. Prior to the final inspection, the applicant shall submit 153. GP, 154. CE 155.
a written certification from a registered civil engineer BP
or land surveyor that all survey monuments have
been set as shown on the final map.
156. City Engineer Site Specific Conditions 158. 159. 160.
161. 162. 163.
Drainage:
45. This project drains the post development flow into two
detention basins in the"City Park". The basins will be
designed to detain the 50-year post development
storm and release a 2-year predevelopment. The
down stream facilities, Graves Creek, must be able to
handle the 2-year out flow.
46. All requirements of Section 5"Storm Drainage" of the 164. GP, 165. CE 166.
Engineering Department standard specifications and BP
drawings will be met.
47. Obtain approval by the City Engineer of the grading & 167. GP, 168. CE 169.
drainage plan and the storm drain design&facilities. BP
48. Submit calculations to support the design of any 170. GP, 171. CE 172.
structures or pipes. Closed conduits shall be BP
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.
49. Show the method of dispersal at all pipe outlets. 173. GP, 174. CE 175.
Include specifications for size&type. BP
50. Show method of conduct to approved off-site 176. GP, 177. CE 178.
drainage facilities. BP
51. Concentrated drainage from off-site and onto offsite 179. GP, 180. CE 181.
areas shall be conveyed across the project site in BP
drainage easements. Acquire drainage easements
where needed. Drainage shall cross lot lines only
where a drainage easement has been provided.
182. 183. 184.
Frontage Improvements:
52. Conejo Road. The paved surface from Ramona 185. GP, 186. CE 187.
Road to the cul-de-sac shall be 20 ft minimum per BP
Engineering Standard 401, Type "A". The cul-de-sac
at the end of the road shall be reconstructed to meet
Engineering Standard 415. The radius will be 40 feet
minimum. All brush in the traveled way will be cleared
along the road. Drainage from the project, along this
road, must be controlled and not impact other
properties.
53. Del Rio Road. This project will construct the following 188. GP, 189. CE 190.
along the entire project frontage: Construct to Minor BP
Arterial Standards per the City Engineers direction.
The two-way center turn lane will provide access to
San Ramon Road on both sides of Del Rio Road.
Curb, gutter and sidewalk along the property
frontage. Drainage from the project, along this road,
must be controlled and not impact other properties.
54. All public improvements shall be design by a 191. GP, 192. CE 193.
registered Civil Engineer and constructed in BP
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or
as directed by the City Engineer.
194. 195. 196.
Improvement Maintenance:
55. Street Improvements and landscaping. 197. GP, 198. CE 199.
BP
The emergency services, road maintenance,
ark maintenance and landscape
maintenance costs of the project
shall be 100%funded (park
maintenance 50%funded)by the
project in perpetuity. The service
and maintenance cost may be funded
through a benefit assessment district
or other mechanism established by
the developer subject to City
approval. The funding mechanism
must be in place prior to or
concurrently with acceptance of the
any final maps. The funding
mechanism shall be approved by the
City Attorney, City Engineer and
Administrative Services Director
prior to acceptance of any final map.
a. All streets, sidewalks, streetlights, street
signs, roads, emergency access roads,
emergency access gates within the project.
b. All Atascadero Police Department service
costs to the project.
c. All Atascadero Fire Department service
costs to the project.
d. All common landscape areas, medians,
parkways, street trees, walkways, open
space areas and drainage basins and similar
features.
a) The project shall be responsible for 50% of
the maintenance cost of the park.
Citi Park 200. 201. 202.
203. GP, 204. CE 205.
56. City Park BP,
FM
The proposed passive park includes lawn area,
walking path, picnic tables and other park features
open for public use. Funding for the maintenance of
the park, shall be as follows:
a. 50% of the funds required to maintain the
park, $25,000.00, would be provided to the
City by the developer, annually for 5 years
($125,000.00) to maintain the facility. The
$25,000.00 would be put into 5 interest-
bearing accounts that would mature
annually.
b. The remaining 50% would be provided by
the residences in the subdivisions through a
benefit maintenance district or other funding
mechanism. After 5 years the benefit
maintenance district would pay half of the
maintenance cost and the City would be
required to pay the remaining amount.
206. 207. 208.
Wastewater
57. The wastewater collection system/pumping station 209. GP, 210. CE 211.
shall be designed to accommodate the wastewater BP
collection needs of the entire basin as detailed in the
Pump Station Service Area Map for this project.
58. SSCO 5 shall be eliminated and SS main shall be 212. GP, 213. CE 214.
extended in a southeasterly direction terminating in a BP
SSMH in Conejo Road with stubs east and west to
accommodate future SS main extensions along
Conejo Road.
59. Invert elevation of SSMH in Conejo shall be low 215. GP, 216. CE 217.
enough to provide 0.5%slope in mains terminating at BP
this MH.
60. SSMH in Del Rio Road shall be equipped with stubs 218. GP, 219. CE 220.
to the north and east to accommodate future SS BP
extensions along San Ramon and Del Rio Roads.
61. SS mains shall be laid out in a straight line between 221. GP, 222. CE 223.
manholes. Curved sewer lines will be allowed only BP
under special circumstances.
62. Applicant shall pay sewer Extension (Annexation), 224. GP, 225. CE 226.
Connection and Reimbursement fees (if applicable) BP
upon issuance of building permit.
63. Final project inspection shall be contingent upon 227. GP, 228. CE 229.
completion of the public sewer extension and Public BP
Works final inspection.
64. Applicant shall have six (6) months from public lift 230. GP, 231. CE 232.
station/forcemain final inspection to submit accurate BP
record (as-built) drawings and a lift station
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 contributing flow to the lift
station/forcemain shall be waived.
65. Gravity mains within the subdivision shall be eight(8) 233. GP, 234. CE 235.
inches in diameter. BP
66. Gravity mains shall terminate in manholes. 236. GP, 237. CE 238.
BP
67. Whenever possible, sewer mains shall be laid out in a 239. GP, 240. CE 241.
straight line between structures. BP
68. Drainage piping serving fixtures which have flood 242. GP, 243. CE 244.
level rims located below the elevation of the next BP
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.
69. Final project inspection shall be contingent upon 245. GP, 246. CE 247.
completion of the public sewer extension and Public BP
Works final inspection.
70. Applicant shall have six(6)months from public sewer 248. GP, 249. CE 250.
extension to propose a reimbursement agreement. BP
71. A City of Atascadero Sewer Extension Performance 251. GP, 252. CE 253.
Agreement shall be executed. BP
Atascadero Mutual Water Company 254. 255. 256.
72. Prior to the recordation of the Final Parcel Map, the 257. GP, 258. CE 259.
applicant shall submit plans showing the water BP
distribution facilities required to serve the project for
review and approval by the Atascadero Mutual Water
Company. All new water distribution facilities shall be
constructed in conformance with Atascadero Mutual
Water Company Standards.
73. Prior to the recordation of the Final Map,the applicant 260. GP, 261. CE 262.
shall obtain a "Will Serve" letter from the Atascadero BP
Mutual Water Company.
74. Prior to issuance of building permits, the applicant 263. GP, 264. CE 265.
shall pay all installation and connection fees required BP
by the Atascadero Mutual Water Company.
75. Show all fire suppression appurtenances required by 266. GP, 267. CE 268.
the Atascadero Fire Department. BP
76. Landscaping for common areas shall be drought- 269. GP, 270. CE 271.
tolerant. The landscaping for common areas shall BP
conform to the mitigation measures noted in Table II-
7, Hydrology and Water Quality, of the General Plan
2025. Use of turf grass in common area landscaping
and in other areas shall be kept to a minimum.
272. Mitigation Measures 273. 274. 275.
Mitigation Measure 1.c.1: The following landscape mitigations 276. BP 277. PS, 278. 1.C.1
shall apply: BS,
CE
■ Development along Del Rio Road shall be buffered with
an informal landscape theme, meandering pathway, and
compatible project fencing.
■ Development along Conejo Road shall include landscaped
single-family home front yards, street trees, and a
secondary project entrance that will include a landscaped
parkway and center median, preserving a small stand of
native oak trees.
■ The project shall include landscaping of all common
areas, including slopes, streetscapes, residential front
yards, and street trees.
• Slopes along the eastern property line shall be
landscaped and areas per the site exhibits along the
western property line shall be retained in open space. All
on-site retention basins shall be landscaped with plant
materials compatible with the Graves Creek native plant
setting while allowing the basins to function as engineered
for storm water management.
Mitigation Measure 1.c.2: The proposed homes shall include 279. BP 280. PS, 281. 1.c.2
the use of earth-tone paint and roof colors designed to blend BS,
with the surrounding semi-rural environment and reduce the CE
potential for reflected light and glare.
Mitigation Measure 1.d.1: Only pedestrian pathway(bollard 282. BP 283. PS, 284. U.1
style)lighting is proposed. However, if exterior street lighting BS,
is proposed, it shall be limited to intersections only and CE
designed to eliminate any off site glare. All exterior site lights
shall utilize full cut-off,"hooded"lighting fixtures to prevent
offsite light spillage and glare. Any luminaire pole height shall
not exceed 20-feet in height, limit intensity to 2.0 foot candles
at ingress/egress, and otherwise 0.6 foot candle minimum to
1.0 maximum within the private street. Fixtures shall be shield
cut-off type and compatible with neighborhood setting, subject
to staff approval.
In addition, individual exterior home-owner lighting shall be
restricted through CC&R's and individual lot deed-restriction to
prohibit high-intensity lighting in excess of one-foot candle,
limited in fixture height to not exceed 10 feet, and utilize full
cut-off,"hooded"lighting fixtures to prevent offsite light spillage
and glare.
Mitigation Measure 3.b: The project shall be conditioned to 285. BP, 286. PS, 287. 3.b
comply with all applicable District regulations pertaining to the GP BS,
control of fugitive dust(PM-10)as contained in sections 6.3, CE
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.
■ 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 plann4ed to be reworked
at dates greater than one month after initial grading should
be sown with a fast-germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to re-vegetation should
be stabilized using approved chemical soil binder,jute
netting, or other methods approved in advance by the
APCD.
G. All roadways, driveways, sidewalks, etc,to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or should maintain at least two feet of
freeboard(minimum vertical distance between top of load
and top of trailer)in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or was off trucks and
equipment leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where
feasible.
L. The contractor or builder shall designate a person or
persons to monitor the dust control program and to order
increased watering, as necessary,to prevent transport of
dust offsite. The name and telephone number of such
persons shall be provided to the APCD prior to land use
clearance for map recordation and land use clearance for
finish grading of any structure.
Mitigation Measure 4.a: The project shall be conditioned to 288. BP, 289. PS, 290. 4.a
comply with all applicable regulations developed by Morro GP BS,
Group, Inc. on their biological assessment, May 23, 2002, and CE
as modified by the June 6,2003.
Mitigation Measure 4.b.1: The project shall be conditioned to 291. BP, 292. PS, 293. 4.b.1
comply with all applicable regulations developed by Morro GP, BS,
Group, Inc. on their biological assessment, May 23, 2002 and CA CE
concurrence letter dated June 6,2003, pertaining to the
following proper erosion control methods during site
construction. Implementation of the following mitigation
measures prior to and during site construction would further
serve to avoid and/or minimize adverse indirect impacts to
Waters of the U.S. and wetlands within the Graves Creek
corridor:
A. A permanent riparian setback shall be designated near the
Graves Creek corridor to preserve sensitive riparian habitats
and associated sensitive aquatic and semi-aquatic biota. The
setback shall extend from the outer edge of the riparian
corridor, and eastward 100 feet as identified in the Morro
Group 6/6/03 attachment and be conditioned on the
tract/development approval for dedication. All ground
disturbance and development activities to areas located
outside of specified setback should be limited and set aside as
permanent open space. Allowable activities will be specified
by the City Of Atascadero in advance of project
implementation.
B. Siltation/sedimentation control measures of siltation fencing
and erosion control devises shall be placed around the
perimeter of each construction zone with the potential to drain
into Graves Creek, prior to start of the rainy season or
impending rain events. Additional erosion control measures
shall be at the discretion of the biological monitor and shall be
noted on the approved construction/grading plans.
C. The project applicant shall retain a qualified biologist to
conduct a pre-construction survey for MDFW, burrowing owl,
and raptor nests and to report the survey results to the City. A
note to this effect shall be placed on the approved
construction/grading plans with the provision that CDFG shall
be notified if the pre-construction survey finds the species
present in the area proposed for ground disturbance, and that
construction work is the area shall not proceed without specific
direction from the CDFG.
Pre-construction surveys shall focus on the areas to be
cleared and graded. If MDFW, burrowing owl, or active raptor
nests are confirmed as present on the site, consultation with
CDFG will likely require the following:
Within 72 hours of site grading, a qualified wildlife biologist
shall trap and translocate wood rats from non-grassland
habitats(riparian, oak woodlands, scrub)to be graded. The
qualified biologist prior to trapping shall determine receptor
sites, with consideration given to habitat suitability and
proximity to the project site. Animals may be held in captivity,
at the discretion of the qualified biologist, until such time that
site grading is complete. Animals will then be released to the
project site within suitable habitat, as determined by the
qualified biologist.
D. Earthwork shall be limited to those months within the
established dry weather season(April 15 through October 15).
E. Soil shall not be stockpiled in areas located near the
western project site margin, adjacent to Graves Creek or in
areas with the potential to drain into Graves Creek. Stockpiles
should be properly covered at all times to avoid wind and
water erosion.
F. No heavy equipment shall be allowed within the Graves
Creek corridor. Construction within the Graves Creek corridor
near the bank hinge shall be performed from the top of the
bank.
Mitigation Measure 4.b.2: The applicant shall require the 294. GP 295. PS, 296. 4.b.2
project biologist to review final design plans for the outfall of BS,
each retention basin into Graves Creek to determine if any CE
additional impacts or permitting from jurisdictional agencies is
required. A letter from the project biologists shall be prepared
and forwarded to the City for review and approval to this effect.
Mitigation Measure 4.e.1: The building permit site plan shall 297. GP 298. PS, 299. 4.e.1
identify all protection and enhancement measures BS,
recommended by the Certified Arborist in the Tree Protection CE
Plan. Tree protection fencing shall be installed at the locations
called out in the Tree Protection Plan.
300. BP, 301. PS, 302. 4.e.2
Mitigation Measure 4.e.2: The developer shall contract with a GP BS,
certified arborist during all phases of project implementation. CE
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 arboristreport and City staff:
■ Park Footpath&Drainage Basin Area: The entire
footpath area shall be fenced off which will include
the detention basins. The centerline of the trail shall
be identified in the field and all brush removal work
shall be done by hand to establish the trail. The trail
borders, storm drain and detention basis locations
shall be fenced off before base is brought in to
construct the trail. All root pruning guidelines below
shall apply. Any pillars to be constructed under the
drip-line shall be hand dug. Each process shall
require arborist monitoring.
■ Fencing: Shall be a minimum of 4' high chain link,
snow or safety fence staked at the drip-line or line of
encroachment for each tree or group of trees. The
fence must be up before construction or earthmoving
begins.The arborist shall inspect the fence
placement once it is erected. This is mandatory or
this project. Brush removal shall be complete with
hand tools.
■ Soil Aeration Methods: Soils under drip-lines that
have been compacted by heavy equipment and/or
construction activities shall be returned to their
original state before all work is completed. Methods
include water jetting, adding organic matter, and
boring small holes with an auger(18"deep, 2-3'apart
with a 24"auger)and the application of moderate
amounts of nitrogen fertilizer. The arborist shall
advise.
• Chip Mulch: All areas within the drip-line of the trees
that cannot be fenced shall receive a 4-6" layer of
chip mulch to retain moisture, soil structure and
reduce the effects of soil compaction.
■ Trenching within the Drip-line: All trenching under
drip-lines of native trees shall be hand dug, augured
or bored. All major roots shall be avoided whenever
possible. All exposed roots larger than V in diameter
shall be clean cut with a sharp pruning tool and not
left ragged.
■ Grading within drip-line: Grading should not
encroach within the drip-line. If grading is necessary,
construction of retaining walls or tree wells or other
protection measures may be necessary to insure the
survivability of the trees. Chip mulch 4-6"in depth
may also be required in these areas. Grading should
not disrupt the normal drainage pattern around the
trees. Fills should not create a ponding condition and
excavations should not leave the tree on a rapidly
draining mound.
■ Exposed Roots: Any exposed roots shall be
recovered the same day they were exposed.
■ Paving within the Drip-line: Pervious surfacing shall
be required within the drip-line of any oak tree that
required paving.
■ Equipment Operations: Vehicles and all heavy
equipment shall not be driven or parked under native
trees.
■ Existing Surfaces: The existing ground surface within
the drip-line of all oak trees shall not be cut,filled,
compacted or pared.
■ Construction materials and waste: No liquid or solid
construction waste shall be dumped on the ground
within the drip-line of any oak tree.
■ Arborist Monitoring: An arborist shall be present for
selected activities(trees identified on the Arborist
Report spreadsheet)and pre-construction fence
placement. The monitoring does not necessarily
have to be continuous but observational at times
during the above activities.
■ Pre-Construction Meeting: An on-site pre-
construction meeting with the Arborist, owner,
planning staff, and the earth moving team shall be
required for this project. Prior to final occupancy, a
letter from the arborist shall be required verifying the
health/condition of all impacted trees and providing
any recommendations for any additional mitigation.
The letter shall verify that the arborist was on site for
all grading and/or trenching activity that encroached
into the drip-line of the selected native trees, and that
all work done in these areas was completed to the
standards set forth above.
L 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.
ii. Any trees damaged during construction, as verified by the
project arborist, be included in the City's tree removal fee
mitigation and any trees initially identified for removal but
saved during construction as verified by the project
arborists be credited against the tree removal fees.
Mitigation Measure 5.b.1: Should any cultural resources be 303. GP 304. BS 306. 6.b.1
unearthed during site development work,.the provisions of
CEQA-Section 15064.5,will be followed to reduce impacts to
a non-significant level.
Mitigation Measure 5.b.2: Any additional mitigation measures 306. GP 307. PS, 308. 6.b.2
recommended by the project cultural resource consultant, BS,
resulting from completion of Phase II testing or from on-site CE
monitoring of earth disturbance activities shall be forwarded to
the City in the form of a mitigation monitoring program for site
development, and shall be incorporated into the proposed
project prior to project approval.
Mitigation Measure 6.b: The grading permit application plans 309. GP 310. PS, 311. 6.b
shall include erosion control measures to prevent soil, dirt, and BS,
debris from entering the storm drain system during and after CE
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: A soils report shall be required to be 312. BP, 313. PS, 314. CC
submitted with a future building permit by the building GP BS,
department. CE
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention 315. GP 316. PS, 317. 8e.f.1
Plan(SWPPP)/Erosion Control Plan shall be submitted and BS,
approved by the City Engineer prior to the issuance of the CE
building permit. The plan shall include storm water measures
for the operation and maintenance of the project for the review
and approval of the City Engineer. The Building Permit
application plans shall identify Best Management Practices
(BMPs)appropriate to the uses conducted on site that
effectively prohibit the entry of pollutants into storm water
runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for 318. GP 319. PS, 320. 8.e.f.2
ensuring that all contractors are aware of all storm water BS,
quality measures and that such measures are implemented. CE
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 321. BP, 322. PS, 323. 11A
comply with the City of Atascadero Noise Ordinance for hours GP BS,
of operation, and as follows: CE
Construction activities shall be limited to the following hours of
operation:
0 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 Community Development Director upon a determination
that unusually loud construction activities are having a
significant impact on the neighbors may modify the hours of
construction.
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. Staff shall approve the details of such a sign
during the Gradin Plan/Building Permit review process.
Mitigation Measure 16.c: Points of concentrated drainage into 324. GP 326. PS, 326. 16.c
Graves Creek shall be addressed by the project biologist and BS,
engineer, and subject to review and approval as identified in CE
the Biology section of this initial study.
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EXHIBIT C:Statistical Summary of Project
PD-19 Master Plan of Development(CUP 2002-0082)/ZCH 2002-0035
Proposed Project Summary
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