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HomeMy WebLinkAboutResolution 2003-051 RESOLUTION NO. 2003-051 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2002-0064, ADOPTING A MASTER PLAN OF DEVELOPMENT FOR THE PD-20 OVERLAY ZONING DISTRICT ON APN 045-358-010 (1200 La Costa Court/ Charnley) WHEREAS, an application has been received from Andy Charnley (200 S. Main Street, Templeton, CA 93465) Applicant and Property Owner to consider a project consisting of a zone change from RMF-16 (Residential Multi-Family) to RMF/PD-20 (Residential Multi-Family with Planned Development Overlay#20) on a 2.9-acre site located at 1200 La Costa Court (APN 045- 358-010); and WHEREAS, the site's General Plan Designation is HDR (High-Density Residential); and, WHEREAS, the site's current zoning district is RMF-16 (Residential Multi-Family, 16 units/acre); and, WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD-20 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, September 2, 2003, studied and considered the Master Plan of Development (CUP 2002-0064), 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 October 14, 2003, studied and considered the Master Plan of Development (CUP 2002-0064) for Zone Change 2002-0027, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project, NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Atascadero: City of Atascadero Resolution No.2003-051 Page 2 of 25 SECTION 1. Findings for 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-20 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. Approval. The Atascadero City Council, in a regular session assembled on October 14, 2003, resolved to approve Conditional use Permit 2003-0064, a Master Plan of Development for Zone Change 2002-0027 subject to the following: 1. EXHIBIT A; Conditions of Approval/Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development Site&Landscape Plan 3. EXHIBIT C: Statistical Summary of Project 4. EXHIBIT D: Site Section 5. EXHIBIT E: Materials & Colors 6. EXHIBIT F: Architectural Elevations and Floor Plans: Plan A, B, C,D 7. EXHIBIT G: Exterior Color&Materials: Plan A, B, C, D City of Atascadero Resolution No.2003-051 Page 3 of 25 On motion by Council Member Scalise, and seconded by Council Member O'Malley, the foregoing Resolution is hereby adopted in its entirety by the following roll call vote: AYES: Council Members O'Malley, Scalise and Mayor Clay NOES: Council Members Luna and Pacas ABSENT: None ABSTAIN: None ADOPTED: October 14, 2003 CIT F ATASCAD O I By: , Jerry lay, Sr., Mayor ATTEST: Ma I M, q�-- il Marcia McClure Torgerson, C.M.0 City Clerk APPROVED AS TO FORM: iijq,6, 7 Url Roy T. anley, City Atto ey City of Atascadero Resolution No.2003-051 Page 4 of 25 EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program PD-20 Master Plan of Development(CUP 2002-0064)/ZCH 2002-0027) Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /MOD1toring Ps:Planning services Services La Costa Court BL.GradingBusinesPecz t FD:F Depgaztment GP:Grading Pemrit PD-20 Master Plan of Development BP:Building Permit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 Ft:Final axction Deparu TO:Tempoorrary CE:City Engineer O-upa-Y WW:Wastewater FO;Final Owupancy CA:City Attorney Planning Services 1. The approval of this zone change and use permit FM PS shall become final and effective following City Council approval. 2. Approval of this Master Plan of Development shall FM PS be valid concurrently with the life of Tentative Tract Map 2002- 0018 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 On-going PS be approved by the Planning Commission and do not require Council action. 4. The Community Development Department shall BP/FM PS,CE have the 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. 2. All subsequent Tentative Tract Map and construction permits BP/FM PS,CE shall be consistent with the Master Plan of Development contained herein. 3. All exterior elevations,finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibit F and G with the following modifications: i. All exterior material finishes(siding, trim,doors,windows,light fixtures,garage doors)shall be durable,high quality,and consistent with the architectural appearance. ii. All trash storage,recycle storage,and air conditioning units shall be screened fro view behind fenced or landscaped enclosures; iii. The 4 different building styles shall City of Atascadero Resolution No.2003-051 Page 5 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring Ps:Plem in services La Costa Court BL:Business License BS:Budding F�mg Services GP:Grading Permit Depa ltnent PD-20 Master Plan of Development BP:Building Permit PD:Police Fl: paxtu CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 TO:Tertrpnrary :City Final Inspection � y nt Engineer T Occupancy WW:Wastewater FO:Final Occupancy CA:City Auoruey contain different solid wood front doors. iv. The garage doors styles shall vary with the 4 different elevations and be architectural grade and either match the wood entry doors or be painted to match the selected body color. V. Any exterior light fixtures shall be compatible with building design,subject to staff approval. vi. Composition roofs shall be architectural grade with high definition shingles. vii. Final selection of chimney caps shall be subject to staff approval. 4. All site development shall be consistent with the maximum BP/FM PS,BS intensities described in the statistical project summary as shown on Exhibit C. 5. All site work,grading and site improvements shall be BP/FM PS,BS,CE consistent with the Master Plan of Development as shown in Exhibit B and E. 9. A final landscape and irrigation plan shall be approved prior to BP PS,BS the issuance of building permits and included as part of site improvement plan consistent with Exhibit B,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; ■ Street frontages along La Costa Court cul-de-sac,and common open space areas shall be landscaped by the developer; ■ Magnolia and live oak shade trees shall be planted within the opens space buffer area,appropriately spaced to provide visual buffering between adjacent La Costa Court residence and the proposed project. ■ Street and open space trees shall be minimum 15-gallon size and double staked; ■ Caltrans off-site frontage shall be landscaped with native trees and shrubs,subject to Caltrans approval. City of Atascadero Resolution No.2003-051 Page 6 of 25 Conditions of Approval/ 'riming Responsibility Mitigation Measure Mitigation Monitoring Program /MOT°tor1ng PS:Planning Services B La Costa COUIZ BL:Business License BS: Services GP:Grading Permit Depamnett PD-20 Master Plan of Development BP:Building Permit PD'Police Inspection 2002-0064/ZCH 2003-0083/ZCH 2002-0027 TO:Temporary C Department 0-4—Y WW..wastewater FO:Final Gccupmey CA:City Attomey ■ The front open space amenity area shall be expanded with usable landscaping by eliminating eight parking spaces shown on the Master Plan of Development. 10. The developer shall establish a home owner's association or GP PS benefit maintenance district for the maintenance of on-site BP shared improvements,including all on-site roads,sidewalks, street trees,drainage facilities,private open space and common landscaping,and off-site Caltrans frontage landscaping. Il. All project fencing shall be installed consistent GP PS with Exhibit B subject to the following modifications: BP ■ The existing fence separating the project site form adjacent La Costa Court residences shall be replaced with a 6-foot tall dark tan or dark taupe colored split-face concrete block wall. ■ Decorative pavers shall be applied to all parking areas (excluding individual lot driveways). 12. There shall be no on-site street lighting along the GP PS project access driveway. BP 13. Retaining wall design&material shall match or GP PS compliment the texture and color of the existing or proposed BP landscape. 14. Garages to be 12 feet by 22 feet(264 square feet) GP PS minimum interior dimension. BP 15. Final selection of colors and materials identified on GP PS Exhibit G shall be subject to staff approval. BP 16. Prior to recordation of final map,30-year deed GP PS,CE,CA restriction on three units. In-lieu fees for remaining un-built BP units and fractions of units shall be based on 2.50%of the valuation of the market rate unit,calculated upon the entire 40 residential units. Fees shall be paid at time of building permit. 17. Prior to recordation of final map,the applicant shall GP PS,CE,CA enter into a legal agreement with the City to reserve '/z of the BP units for sale to residents or workers within the City of Atascadero,including the affordable units. The agreement shall include the following provisions: 0 The units shall be offered for sale to residents or workers City of Atascadero Resolution No.2003-051 Page 7 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services La COSrQ COUYt BL:Business License BS:Bu wg Services GP:Grading Fire Department PD-20 Master Plan of Development BP:Building Permit PD:Police nt CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 Ft:Final Inspection CE.City Engineer TO:Temporary Y� occupancy WW:Wastewater FO:Final Occupancy CA:City Attomey 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. 18. The project applicant shall establish a Homeowners GP PS,CE,CA Association or Cost Benefit District for project to be funded by BP residences and to be responsible for the maintenance,repair and replacement of all on-site common areas,front yards,and facilities,and enforcement of the community CC&R's, including on-site parking enforcement. CC&R's are required with Final Map. Building Services 19. A soils investigation prepared by a licensed Geotechnical GP PS Engineer is to be provided for the project. The report is to be BP 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.Show location of existing and any proposed fire hydrants. BP BS 21. Provide a letter from the Atascadero Mutual Water Company BP BS stating the minimum expected water available to the site. Amount available must meet min.requirement specified in the California Fire Code. 22. Note approved address signage is to be provided. BP BS 23. Note on plans that fire lanes shall be delineated in certain BP BS areas to restrict parking as required by the Fire Authority. City Engineer Standard Conditions 24. All public improvements shall be constructed in conformance GP,BP CE with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City City of Atascadero Resolution No.2003-051 Page 8 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Plannin Services Ill Costa Cour BL.Business Lcense FD:Fire��Services GP:Grading Permit repmtr= PD-20 Master Plan of Development BP:Building Permit FD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 T'TO:Tempoorary Final raryspection CE:City Fugineer occupancy WW-.Wastewater FO:Final Occupancy CA:City Attorney Engineer. 25. In the event that the applicant is allowed to bond for the public GP,BP CE improvements required as a condition of the final map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 26. An engineer's estimate of probable cost shall be submitted for GP,BP CE review and approval by the City Engineer to determine the amount of the bond. 27. The Subdivision Improvement Agreement shall record GP,BP CE concurrently with the Final Map. 28. An encroachment permit shall be obtained prior to the issuance GP,BP CE of building permit. 29. The applicant shall enter into a Plan Check/Inspection GP,BP CE agreement with the City. 30. A six(6)foot Public Utility Easement(PUE)shall be provided GP,BP CE contiguous to the property frontage. 31. The applicant shall be responsible for the relocation and/or GP,BP CE alteration of existing utilities. 32. The applicant shall install all new utilities (water, gas, electric, GP,BP CE cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 33. The applicant shall monument all property corners for GP,BP CE construction control and shall promptly replace them if disturbed. 34. The applicant shall acquire title interest in any off-site land that GP,BP CE may be required to allow for the construction of the improvements.The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 35. Slope easements shall be provided as needed to accommodate GP,BP CE cut of fill slopes. 36. Drainage easements shall be provided as needed to GP,BP CE accommodate both public and private drainage facilities. 37. A preliminary subdivision guarantee shall be submitted for GP BP CE City of Atascadero Resolution No.2003-051 Page 9 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measme Mitigation Monitoring Program /Monitoring PS:Planning Services BL:Business License BS:Building Services La Costa Coun GP:Grading Permit FD:Fire Department PD-20 Master Plan of Development BP:BtdWing Permit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 T FtnalInspection City Engineer TO:Temporary occupy WW:Wastewater FO:Final Occupancy CA:City Attorney review in conjunction with the processing of the map. 38. All existing and proposed utility,pipeline,open space,or other GP,BP CE 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. 39. The final map shall be signed by the City Engineer prior to the GP,BP CE map being placed on the agenda for City Council acceptance. 40. Prior to recording the final map, the applicant shall submit a GP,BP CE 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. 41. Prior to recording the parcel map, the applicant shall set GP,BP CE monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map,that comers have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 42. Prior to recording the parcel map, the applicant shall pay all GP,BP CE outstanding plan check/inspection fees. 43. Prior to recording the map, the applicant shall complete all GP,BP CE improvements required by these conditions of approval. 44. Prior to recording the parcel map, the applicant shall have the GP,BP CE map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 45. Upon recording the final map, the applicant shall provide the GP,BP CE City with a black line clear Mylar(0.4 mil)copy and a blue line print of the recorded map. 46. Prior to the final inspection of any public improvements, the GP,BP CE 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. 47. Prior to the final inspection,the applicant shall submit a written GP,BP CE certification from a registered civil engineer or land surveyor City of Atascadero Resolution No.2003-051 Page 10 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitor* PS:PIAS Services BL:Business License BS:Buik iug Services La Costa Court OP,Grading Pemrit FD,Fire Depamnent PD-20 Master Plan of Development BP:Building Pewit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 TO:Temporary Final Inspection �ry Bng;� T Occupancy WW Wastewater FO:Final Occupancy CA:City Attorney that all survey monuments have been set as shown on the final map. 48. Prior to the issuance of building permits the applicant shall GP,BP CE submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. City Engineer Project Conditions 49. Applicant shall submit a Storm Water Pollution Prevention Plan GP,BP CE (SWPPP) and erosion control plan for approval by the City Engineer prior to any onsite grading. 50. Applicant shall submit drainage calculations for all GP,BP CE improvements. 51. A drainage easement shall be recorded for the drainage GP,BP CE detention basin. 52. All drainage improvements shall cross property lines within GP,BP CE drainage easements. 53. The drainage detention basin shall be designed for a 50-year GP,BP CE storm with a 2-year release. 54. The CC&R's shall provide for the repair and maintenance all GP,BP CE drainage structures,basins, private sewer mains and manholes, streets, curbs, gutters and sidewalks, lighting, parking, and all commonly held areas and open space. 55. City standard curb, gutter and sidewalk shall be constructed at GP,BP CE the end of the La Costa Court cul-de-sac. 56. Applicant must provide written authorization from owner of GP,BP CE Private sewer main in La Costa Court, allowing connection to sewer system. 57. All new sewer mains shall be privately owned and maintained. GP,BP CE Funding for maintenance and repair of private sewer system shall be addressed in the CC&R's. Atascadero Mutual Water Company 58. The applicant shall provide a looped water system. This GP,BP CE looped system shall have two points of connection to the existing AMWC water grid in order to provide a more reliable water system for this site.The looped system shall be shown on the improvement plan submittal. 59. Prior to the issuance of building permits, the applicant shall GP,BP CE submit plans showing the water distribution facilities required City of Atascadero Resolution No.2003-051 Page 11 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services LQ Costa Court BL.BusinessWPermit GP:Grading License BS:Buikling Services FD:Fire Department PD-20 Master Plan of Development BP:Building Parrot PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 TO Final CE:City"eg;neer Oc-pancy WW:wastewater FO:Final Occupancy CA:City Attorney 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 water system. 60. Prior to start of construction, the applicant shall pay all GP,BP CE installation and connection fees required by AMWC. 61. Prior to the issuance of building permits, the applicant shall GP,BP CE obtain a "Will Serve" letter from the Atascadero Mutual Water Company. 62. 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. 63. Water and gas cannot be located in same trench. Water main GP,BP CE to be in separate trench. 64. Identify water main tie in location on improvement drawings. GP,BP CE 65. Identify all connections and bends in water main. GP,BP CE 66. All service line connections shall be perpendicular to water GP,BP CE main Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations shall BP PS,BS,CE l.C.l apply: ■ Development along U.S.Highway 101 right-of-way shall be buffered with an informal landscape theme to be reviewed an approved by Caltrans. ■ Proposed development along the extension of La Costa Court will include landscaped front yards,street trees,and the project entry drives that will include special decorative pavers. ■ The project shall include landscaping of all common areas, including slopes,streetscapes,residential front yards,and street trees. ■ The on-site retention basin shall be landscaped with plant materials compatible with the private open space use while allowing the basin to function as engineered for storm water management. City of Atascadero Resolution No.2003-051 Page 12 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning services La Costa Court BL.Business License Fire Services GP:Grading Permit FD: Department PD-20 Master Plan of Development BP:Building Pete it PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 T Tem FmalInspection CE:SDepartment TO:Temporary �„�y ww:wastewatea FG:Final occupancy CA:City Attorney Mitigation Measure 1.e.2: The proposed homes shall include the use BP PS,BS,CE U-2 of earth-tone paint and roof colors designed to blend with the surrounding neighborhood and reduce the potential for reflected light and glare. Mitigation Measure l.d.l: Exterior street lighting shall be designed BP PS,BS,CE 1.d.1 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 comply BP,GP PS,BS,CE 3.b with all applicable District regulations pertaining to the control of fugitive dust(PM-10)as contained in sections 6.3,6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers,graders,cranes,loaders, scrapers,backhoes,generator sets,compressors,auxiliary power units,with ARB certified motor vehicle diesel fuel(Non-taxed version suitable for use off-road). ■ Maximize to the extent feasible,the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ 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. City of Atascadero Resolution No.2003-051 Page 13 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services BL:LR Costa Court GP:Grading Lazne FD:Building Deparunents GP:Grading Pemrit PD-20 Master Plan of Development BP:Budding Permit PD:poles CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 T TeFinmporary �P�nt ,� TO:Temporary Y�8 Occupancy WW:Wastewater FO:Final Occupancy CA:City Anoruey Section 6.5: Fugitive PM 10 GP PS,BS,CE 3.b 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 stock-pile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are 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 off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 5.b.1: Should any cultural resources be GP BS 51.1 unearthed during site development work,the provisions of CEQA- Section 15064.5,will be followed to reduce impacts to a non- significant level. GP PS,BS,CE 61.1 Mitigation Measure 6.b.1: The Building Permit Application plans shall include erosion control measures to prevent soil,dirt,and debris from entering the storm drains stem during and after construction. City of Atascadero Resolution No.2003-051 Page 14 of 25 Conditions of Approval/ 'riming Responsibility Mitigation Measure Mitigation Monitoring Program /MOmtor1°g PS:PlannW Services 1.C1 Costa COU1't BL.Busmess License Fire Services GP:Grading Permit FO: Department PD-20 Master Plan of Development BP:Buitdmg Pemtit PD.Police ment CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 .pro'Crary CE:City Engineer 0„�y WW:wastewater FO:Final occupancy CA:City Attorney 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 hydro GP PS,BS,CE 61.2 seeded 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 BP,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 8e.f.1: A Stormwater Pollution Prevention Plan GP PS,BS,CE 8e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for GP PS,BS,CE 8.e f.2 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 l l.c.1: A continuous masonry noise barrier wall GP PS,BS,CE 1I.c.1 or berm along the west side of the project is required. The noise barrier wall shall be constructed of earth-tone masonry material or stone appearance,and six feet in height above the nearest finished floor level. Mitigation Measure l 1.c.2: The following construction specification GP PS,BS,CE 11.c.2 is required to meet performance of 45 dBA or less interior noise level along the critical side of the dwelling units(lots 12,20,21,and 40) nearest the Highway 101 noise source: ■ Vents and roof penetrations: Soffit vents,eave vents, dormer vents and other wall and roof penetrations shall be located on the walls and roofs facing away from the noise source(facing north,east,and south). ■ Walls: The walls of critical living spaces,such as living rooms,lounges,bedrooms,dens,and habitable spaces in City of Atascadero Resolution No.2003-051 Page 15 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /MOD1tor"'g PS:Planning Services BD.:Business License BS:Building Services LQ Costa Court GP:Grading Permit FD:Fre Department PD-20 Master Plan of Development BP:BuWing Permit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 FI:Final Inspection Dei— To:Temporary CE r—ityEngm= Occupancy WW.wastewater FO:Final Occupancy CA:City Aaorney dwelling units nearest the noise source shall have wall construction with an S.T.0(Sound Transmission Class) rating of 30 or greater. Common acoustic leaks,such as electrical outlets,pipes,vents,ducts,flues,and other breaks in the integrity of the wall,ceiling or roof construction on the side of the dwellings nearest transportation noise source shall receive special attention during construction. All construction openings and joints on the walls on the noise facing the side of the site shall be insulated,sealed and caulked with a resilient,non- hardening caulking material. All such openings and joints shall be airtight to maintain sound isolation. • Windows: To meet the interior LDN 45 dBA requirements,windows for critical habitat spaces of affected units facing the noise source shall be of double- glazed construction with one light of laminated glass,and installed in accordance with the recommendations of the manufacturer. The windows shall be fully gasketed,with an S.T.C.rating of 30 or better,as determined in testing by an accredited acoustical laboratory. EXHEBrrn of DevelopmentLandscape .r will s.. . 1�,.l. . .... �.,., .. i,r► � ��\,! tr j if r t Jf ir�(rlr Yrtf li.IYdr.-r?�1 ,�0: + �•, �I Y ljl�[# rr. r.?: :ftr.,rtr rx-rrt 3 :A! RM W.,-U-5. On F"N At wat M. !40, "",ftz; k-!- 0111B. It , vt I"Novi ,go � �l� rrrrxrr/f ttF.rlf --, 1�;.'�rl''`r. f ;,•;��:J Ir OR W 12 LOT 3 LOT 6 NII �jlq .,:rasa►- :.� Y. \ r/ Bill 11 City of Atascadero Resolution No.2003-051 Page 17 of 25 EXHIBIT C:Statistical Summary of Project Proposed Project Summary Actual %of max.. Design FP to Rsq. Actual %of LS Flat- Elev. _Lot sq FL Storeys Allow FP FP Site LS LS to site work Type Lot 1 1933 Two 967 910 47.1% 773 773 40.0% 250 A Lot 2 1887 Two 944 910 48.2% 755 727 38.5% 250 A Lot 3 .1892 Two 946 910 48.1% 757 732 38.7% 250 B Lot 4 1898 Two 949 910 47.9% 759 738 38.9% 250 B Lot 5 1907 Two 954 910 47.7% 763 747 39.2% 250 C Lot 6 1907 Two 954 910 47.7% 763 747 39.2% 250 C Lot 7 1912 Two 956 910 47.6% 765 752 39.3% 250 D Lot 8 1915 Two 958 910 47.5% 766 755 39.4% 250 D Lot 9 1917 Two 959 910 47.5% 767 757 39.5% 260 A Lot 10 1919 Two 960 910 47.4% 768 759 39.6% 250 A Lot 11 1923 Two 971 910 47.3% 769 763 39.7% 250 S Lot 12 2273 Two 1137 910 40.0% 909 1113 49.0% 250 B Lot 13 1949 Two 975 910 46.7% 780 789 40.5% 250 C Lot 14 1944 Two 972 910 46.8% 778 784 40.3% 250 C Lot 15 1939 Two 970 910 46.9% 776 779 40.2% 250 D Lot 16 1934 Two 967 910 47.1% 774 774 40.0% 250 D Lot 17 1929 Two 965 910 47.2% 772 769 39.9% 250 A Lot 16 1926 Two 963 910 47.2% 770 766 39.8% 250 A Lot 19 1925 Two 963 910 47.3% 770 765 39.7% 250 B Lot 20 1923 Two 962 910 47.3% 769 .763 39.7% 250 B Lot 21 1936 Two 968 910 47.0% 774 776 40.1% 250 C Lot 22 1936 Two 968 910 47.0% 774 776 40.1% 250 C Lot 23 1936 Two 968 910 47.0% 774 776 40.1% 250 D Lot 24 1936 Two 988 910 47.0% 774 776 40.1% 250 D Lot 25 1936 Two 968 910 47.0% 774 776 40.1% 250 A Lot 26 1936 Two 968 910 47.0% 774 776 40.1% 250 A Lot 27 1936 Two 968 910 47.0% 774 776 40.1% 250 S Lot 28 1926 . Two 963 910 47.2% 770 766 39.8% 250 . B Lot 29 2067 Two 1034 910 44.0% 827 907 43.9% 250 C Lot 30 2027 Two 1014 910 44.9% 811 867 42.8% 250 C Lot 31 1929 Two 965 910 47.2% 772 769 39.9% 250 D Lot 32 1929 Two 965 910 47.2% 772 769 39.9% 250 D Lot 33 1929 Two 965 910 47.2% 772 769 39.9% 250 A Lot 34 1929 Two 965 910 47.2% 772 769 39.9% 250 A Lot 35 1929 Two 965 910 47.2% 772 769 39.9% 250 B Lot 36 1929 Two 965 910 47.2% 772 769 39.9% 250 B Lot 37 1929 Two 965 910 47.2% 772 769 39.9% 250 C Lot 38 1929 Two 965 910 47.2% 772 769 39.9% 250 C Lot 39 1929 Two 965 910 47.2% 772 769 39.9% 250 D Lot 40 2278 Two 1139 910 39.9% 911 1118 49.1% 250 D Total 77,963 38,991 36,400 31,563 10,000 Average 46.8% Average 40.4% RoadeWark'g 27,987 Open Space 19,730 Site Sum 125,680 Legend Note: FP-FooV t All figures given in sgaure feet(s.f.) LS-Landscape AN figures rounded to the nearest s.f. FWwwk-DAveways.Porches,Paths Color-coded by design type. PrY.Eed an 22J" Prepared by:FL Henderson Associates City of Atascadero Resolution No.2003-051 Page 18 of 25 EXHIBIT D:Site Section cn ' m , , , , , , , , , , , , , , IC r• &Drainager JrtrJ wMW ) �v�►�ar��r L 'd ..�in■t■ ;'i OWN RVIS Rl Imp MII M i 19'IMMUM W 31 MEM b ��'� �^_�.,I��� „rim-,=► Ova WK owi IAN pl gOw I �� � .,i� r' Fes/ `• 31M tIMMIM, LIN !��_- l M ■ .i� im .�.a � _2 g L � ►'i�-��"rr'���`s.r�r'r,i'9 r+ta.rjj l� r. ��' .ate �� 1,. ♦ r� li— J r •9 1 K�►'= i City of Atascadero Resolution No.2003-051 Page 20 of 25 EXHIBIT F:Architectural Elevations&Floor Plans • alw T I I r� C S N I I � I I z T I � I m .,K'- Ci I � I I 1 I I ®I by I 1 I 'GlAKNw) 6USMON MMION9 F.L.Henderson & Associates } IMOWPOW • ARGNIfSVUKG nANNIN& GONSULf'IN6 I Wl G06fA R0. Y rww�.Hswaxeax,ucMl�w�-c-xzoe� wa ranll�cxa.s I AfA6GA0fR0;GA fw��'� eos.+<b.an� MlsNoaxaaNGMutnx.Mlf afaecaaxo,Ga 9N1x City of Atascadero Resolution No.2003-051 Page 21 of 25 EXHIBIT F:Architectural Elevations . I I CO • b;mmTJ chi z � v � I 1Z5 Fn � � it rn m • y, " I rn m p r� z z, C) ;I z C.) I 433 b �W rm • m • O I m 4 7 i D z Z � W IEB m # Fn I' mm �tcn m z Irn I ?+ y F.L. Henderson & Associates I�. ♦ GNAKNIhY> 6U5ih50N EI fVhf I OIIS W 06V6WPMENf ARGNIfELtUR6 PI ANNINb GONSU tlNb LA GOW R0. f1.Q�PI°hN5 n�.x�. wRe°s,eRq��ru�•c-sY°ee we$C#,C cu0.R A1A5GAOiRB� GA e05.1W�)f ��•RS°M°(A1�RR.R.N/f AfAlGA°�R°.Ce 93422 City of Atascadero Resolution No.2003-051 Page 22 of 25 EXHIBIT G:Material&Colors �w✓ 1 III � �w�+' ■ ■ o- o> o >o ro f ( >:C i i - y Cf r •,r j - to ro p. " l " x A � e � x > ro City of Atascadero Resolution No.2003-051 Page 23 of 25 EXHIBIT G:Materials&Colors r � m ® C t, za e�,rro H >x � x; L,M , r r c a - � r r r r w •o i i t , za ra �. rA t"t" H ro M O O m City of Atascadero Resolution No.2003-051 Page 24 of 25 EXHIBIT&Materials&Colors ti°oa �a rs� x 0 P m t+! r� I; .li i 1 ! 1 ! 1 1 1 i AA x 00 x> n ®,oro ox z my W x c!� x. C9 City of Atascadero Resolution No.2003-051 Page 25 of 25 EXHIBIT G:Materials&Colors O �y now it Oq Q.3 O { € €E a r t a €P+ a+ x� 3 1 W 1 _ dfHl i' Age '40 �R *wh cox- w ' > -44 wE CA �' RESOLUTION NO. 2003-051 (Amended 11/25/2003) RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2002-0064, ADOPTING A MASTER PLAN OF DEVELOPMENT FOR THE PD-20 OVERLAY ZONING DISTRICT ON APN 045-358-010 (1200 La Costa Court/ Charnley) WHEREAS, an application has been received from Andy Charnley (200 S. Main Street, Templeton, CA 93465) Applicant and Property Owner to consider a project consisting of a zone change from RMF-16 (Residential Multi-Family) to RMF/PD-20 (Residential Multi-Family with Planned Development Overlay#20) on a 2.9-acre site located at 1200 La Costa Court (APN 045- 358-010); and WHEREAS, the site's General Plan Designation is HDR (High-Density Residential); and, WHEREAS, the site's current zoning district is RMF-16 (Residential Multi-Family, 16 units/acre); and, WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD-20 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, September 2, 2003, studied and considered the Master Plan of Development (CUP 2002-0064), 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 October 14, 2003, studied and considered the Master Plan of Development (CUP 2002-0064) for Zone Change 2002-0027, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project; and, .1t City of Atascadero Resolution No.2003-051 Page 2 of 25 WHEREAS, the Atascadero City Council, at a Regular Meeting held on November 25, 2003, amended this Resolution No. 2003-051 by amending condition 16; and, NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Atascadero: SECTION 1. Findings for 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-20 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. Approval. The Atascadero City Council, in a regular session assembled on October 14, 2003, resolved to approve Conditional use Permit 2003-0064, a Master Plan of Development for Zone Change 2002-0027 subject to the following: 1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development Site &Landscape Plan 3. EXHIBIT C: Statistical Summary of Project 4. EXHIBIT D: Site Section 5. EXHIBIT E: Materials & Colors 6. EXHIBIT F: Architectural Elevations and Floor Plans: Plan A, B, C,D 7. EXHIBIT G: Exterior Color&Materials: Plan A, B, C,D City of Atascadero Resolution No.2003-051 Page 3 of 25 On motion by Council Member O'Malley, and seconded by Council Member Scalise, the foregoing Resolution is hereby adopted in its entirety by the following roll call vote: AYES: Council Members Luna, O'Malley, Pacas, Scalise and Mayor Clay NOES: None ABSENT: None ADOPTED: November 25, 2003 t C F ATASCADER By: . ' m erry L. ay, r., Mayor ATTEST: Marcia McClure Torgerson, C.M.C., Cit Jerk APPROVED AS,TO FORM: Roy f. anley, City Att fey City of Atascadero Resolution No.2003-051 Page 4 of 25 EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program PD-20 Master Plan of Development(CUP 2002-0064)/ZCH 2002-0027) Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /MOm1OR°g Ps:Planning services La Costa Court BL:Business License BS:Building Services GP:Grading Permit FD:Fire Department PD-20 Master Plan of Development BP:Building Permit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 T Final rn orary ��°t TO:Temporary CE:City Engineer Occupancy WW:Wastewater FO:Final Occupancy CA:City Attorney Planning Services 1. The approval of this zone change and use permit shall become FM PS final and 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 2002-0018 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 approved On-going PS by the Planning Commission and do not require Council action. 4. The Community Development Department shall have the BP/FM PS,CE 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 Map and construction permits BP/FM PS,CE 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 F and G with the following modifications: i. All exterior material finishes(siding,trim,doors,windows, light fixtures,garage doors)shall be durable,high quality, and consistent with the architectural appearance. ii. All trash storage,recycle storage,and air conditioning units shall be screened fro view behind fenced or landscaped enclosures; iii. The 4 different building styles shall contain different solid wood front doors. iv. The garage doors styles shall vary with the 4 different elevations and be architectural grade and either match the City of Atascadero Resolution No.2003-051 Page 5 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planner Services La Costa COU71 BL:Business License BS:Budding Services GP:Grating Permit FD:Fire Department PD-20 Master Plan of Development BP:Budding Permit PD:Pow CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 FI`FinaltD'`Pec"°n Dep—t TO:Temporary CE:City Engem O—Pancy WW:Wastewater FO:Final Occupancy CA:City Attorney wood entry doors or be painted to match the selected body color. v. Any exterior light fixtures shall be compatible with building design,subject to staff approval. vi. Composition roofs shall be architectural grade with high definition shingles. vii. Final selection of chimney caps shall be subject to staff approval. 7. All site development shall be consistent with the maximum BP/FM PS,BS intensities described in the statistical project summary as shown on Exhibit C. 8. All site work,grading and site improvements shall be consistent BP/FM PS,BS,CE with the Master Plan of Development as shown in Exhibit B and E. 9. A final landscape and irrigation plan shall be approved prior to BP PS,BS the issuance of building permits and included as part of site improvement plan consistent with Exhibit B,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; • Street frontages along La Costa Court cul-de-sac, and common open space areas shall be landscaped by the developer; ■ Magnolia and live oak shade trees shall be planted within the opens space buffer area, appropriately spaced to provide visual buffering between adjacent La Costa Court residence and the proposed project. ■ Street and open space trees shall be minimum 15-gallon size and double staked; ■ Caltrans off-site frontage shall be landscaped with native trees and shrubs,subject to Caltrans approval. ■ The front open space amenity area shall be expanded with usable landscaping by eliminating eight parking spaces shown on the Master Plan of Development. City of Atascadero Resolution No.2003-051 Page 6 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services La Costa Court BL.Business License BS.Building Services GP:Grading Permit FD:Fire Department PD-20 Master Plan of Development BP:Building Permit PD:Pole nt CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 Fl:Final Inspection DeparttFI TO:Temporary CE:Cityy Engineer occupy WW:Wastewater - FO:FM Occupancy CA:City Attorney 10. The developer shall establish a home owner's association or GP PS benefit maintenance district for the maintenance of on-site BP shared improvements, including all on-site roads, sidewalks, street trees,drainage facilities,private open space and common landscaping,and off-site Caltrans frontage landscaping. 11. All project fencing shall be installed consistent with Exhibit B GP PS subject to the following modifications: BP ■ The existing fence separating the project site form adjacent La Costa Court residences shall be replaced with a 6-foot tall dark tan or dark taupe colored split-face concrete block wall. ■ Decorative pavers shall be applied to all parking areas (excluding individual lot driveways). 12. There shall be no on-site street lighting along the project access GP PS driveway. BP 13. Retaining wall design&material shall match or compliment the GP PS texture and color of the existing or proposed landscape. BP 14. Garages to be 12 feet by 22 feet (264 square feet) minimum GP PS interior dimension. BP 15. Final selection of colors and materials identified on Exhibit G GP PS shall be subject to staff approval. BP 16. Prior to recordation of final map, 30-year deed restriction shall GP PS,CE,CA be recorded on three units. In-lieu fees for remaining un-built BP units and fractions of units shall be based on-2.3A 5.00%of the construction valuation of the market rate unit, calculated upon the entire 40 residential units. Fees shall be paid at time of building permit. 17. Prior to recordation of final map,the applicant shall enter into a GP PS,CE,CA legal agreement with the City to reserve t/2 of the units for sale BP to residents or workers within the City of Atascadero,including the affordable units. The agreement shall include the following provisions: ■ The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60-days. During this time period offers may only be accepted from Atascadero residents or workers. City of Atascadero Resolution No.2003-051 Page 7 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /MonitO1IIg PS:Planning services La Costa Court BL:Business License BS:Building services GP:Grading Permit FD:Fire Department PD-20 Master Plan of Development BP:Building Permit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 FI:Final Inspection Dep�t'ent TO:Temporary CE:City Engineer occupancy WW.-wastewater FO:Final Occupancy CA:City Attorney ■ 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. 18. The project applicant shall establish a Homeowners Association GP PS,CE,CA or Cost Benefit District for project to be funded by residences BP and to be responsible for the maintenance, repair and replacement of all on-site common areas, front yards, and facilities, and enforcement of the community CC&R's, including on-site parking enforcement. CC&R's are required with Final Map. Building Services 19. A soils investigation prepared by a licensed Geotechnical GP PS Engineer is to be provided for the project. The report is to be BP 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. Show location of existing and any proposed fire hydrants. BP BS 21. Provide a letter from the Atascadero Mutual Water Company BP BS stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 22. Note approved address signage is to be provided. BP BS 23. Note on plans that fire lanes shall be delineated in certain BP BS areas to restrict parking as required by the Fire Authority. City Engineer Standard Conditions 24. All public improvements shall be constructed in conformance GP,BP CE with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. City of Atascadero Resolution No.2003-051 Page 8 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services La Costa Couty BL:Business License BS:Building Services GP:Grading Permit FD:Fire Depa tneut PD-20 Master Plan of Development BP:Building Permit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 Fl:Final Inspection Del—t T0:Tettrporary CE:City Engineer O—Pancy VM-.Wastewater FO:Final Occupancy CA:City Auomey GP,BP CE 25. In the event that the applicant is allowed to bond for the public improvements required as a condition of the final map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 26. An engineer's estimate of probable cost shall be submitted for GP,BP CE review and approval by the City Engineer to determine the amount of the bond. 27. The Subdivision Improvement Agreement shall record GP,BP CE concurrently with the Final Map. 28. An encroachment permit shall be obtained prior to the issuance GP,BP CE of building permit. 29. The applicant shall enter into a Plan Check/Inspection GP,BP CE agreement with the City. 30. A six(6)foot Public Utility Easement(PUE)shall be provided GP,BP CE contiguous to the property frontage. 31. The applicant shall be responsible for the relocation and/or GP,BP CE alteration of existing utilities. 32. The applicant shall install all new utilities (water,gas, electric, GP,BP CE cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 33. The applicant shall monument all property corners for GP,BP CE construction control and shall promptly replace them if disturbed. 34. The applicant shall acquire title interest in any off-site land that GP,BP CE may be required to allow for the construction of the improvements.The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 35. Slope easements shall be provided as needed to accommodate GP,BP CE cut of fill slopes. 36. Drainage easements shall be provided as needed to GP,BP CE accommodate both public and private drainage facilities. 37. A preliminary subdivision guarantee shall be submitted for GP,BP CE review in conjunction with the processing of the map. City of Atascadero Resolution No.2003-051 Page 9 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring Ps:Planning services La Costa COuIZ BL:Business License Bs:Building services GP:Grading Pemut FD:Fire Depamnent PD-20 Master Plan of Development BP:Building Pemrit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 Ft:Final Inspection tF TO:TemCE:Ci— ty Cityy Engineer o—P—Y WW:wastewater Fo:Final occupancy CA:City Attorney 38. All existing and proposed utility,pipeline,open space,or other GP,BP CE 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. 39. The final map shall be signed by the City Engineer prior to the GP,BP CE map being placed on the agenda for City Council acceptance. 40. Prior to recording the final map, the applicant shall submit a GP,BP CE 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. 41. Prior to recording the parcel map, the applicant shall set GP,BP CE monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map,that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 42. Prior to recording the parcel map, the applicant shall pay all GP,BP CE outstanding plan check/inspection fees. 43. Prior to recording the map, the applicant shall complete all GP,BP CE improvements required by these conditions of approval. 44. Prior to recording the parcel map, the applicant shall have the GP,BP CE map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 45. Upon recording the final map, the applicant shall provide the GP,BP CE City with a black line clear Mylar(0.4 mil)copy and a blue line print of the recorded map. 46. Prior to the final inspection of any public improvements, the GP,BP CE 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. 47. Prior to the final inspection,the applicant shall submit a written GP,BP CE certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. City of Atascadero Resolution No.2003-051 Page 10 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /MOD1tar'ng PS:Planning Services La Costa COurt BL:Business License BS:Building Services GP:Grading Peradt FD:Fire Depmunent PD-20 Master Plan of Development BP:Building Perm PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 O ray ti°n cs ctyeeogineer Occupancy WW wastewater FO:Final Occupancy CA:City Attorney 48. Prior to the issuance of building permits the applicant shall GP,BP CE submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. City Engineer Project Conditions 49. Applicant shall submit a Storm Water Pollution Prevention Plan GP,BP CE (SWPPP) and erosion control plan for approval by the City Engineer prior to any onsite grading. 50. Applicant shall submit drainage calculations for all GP,BP CE improvements. 51. A drainage easement shall be recorded for the drainage GP,BP CE detention basin. 52. All drainage improvements shall cross property lines within GP,BP CE drainage easements. 53. The drainage detention basin shall be designed for a 50-year GP,BP CE storm with a 2-year release. 54. The CC&R's shall provide for the repair and maintenance all GP,BP CE drainage structures,basins, private sewer mains and manholes, streets, curbs, gutters and sidewalks, lighting, parking, and all commonly held areas and open space. 55. City standard curb, gutter and sidewalk shall be constructed at GP,BP CE the end of the La Costa Court cul-de-sac. 56. Applicant must provide written authorization from owner of GP,BP CE Private sewer main in La Costa Court, allowing connection to sewer system. 57. All new sewer mains shall be privately owned and maintained. GP,BP CE Funding for maintenance and repair of private sewer system shall be addressed in the CC&R's. Atascadero Mutual Water Company 58. The applicant shall provide a looped water system. This GP,BP CE looped system shall have two points of connection to the existing AMWC water grid in order to provide a more reliable water system for this site.The looped system shall be shown on the improvement plan submittal. 59. Prior to the issuance of building permits, the applicant shall GP,BP CE 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 City of Atascadero Resolution No.2003-051 Page 11 of 25 Conditions of Approval/ 'riming Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services Ill COSZQ COUIZ BL:Busi�ss License BS:Building Services GP:Grading Pemdt FD:Fire Department PD-20 Master Plan of Development BP:Building Penritt PD:Polite CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 T Fmal TernIospection CP—m TO:Temporary CB:City Eugitteer Occupancy WW-.wastewater FO:Final Occupancy CA:City Aaorney fire protection and landscape irrigation systems from the domestic water system. 60. Prior to start of construction, the applicant shall pay all GP,BP CE installation and connection fees required by AMWC. 61. Prior to the issuance of building permits, the applicant shall GP,BP CE obtain a "Will Serve" letter from the Atascadero Mutual Water Company. 62. 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. 63. Water and gas cannot be located in same trench. Water main GP,BP CE to be in separate trench. 64. Identify water main tie in location on improvement drawings. GP,BP CE 65. Identify all connections and bends in water main. GP,BP CE 66. All service line connections shall be perpendicular to water GP,BP CE main Mitigation Measures Mitigation Measure l.c.l: The following landscape mitigations shall BP PS,BS,CE l.c.l apply: ■ Development along U.S. Highway 101 right-of-way shall be buffered with an informal landscape theme to be reviewed an approved by Caltrans. ■ Proposed development along the extension of La Costa Court will include landscaped front yards, street trees,and the project entry drives that will include special decorative pavers. ■ The project shall include landscaping of all common areas, including slopes, streetscapes, residential front yards, and street trees. ■ The on-site retention basin shall be landscaped with plant materials compatible with the private open space use while allowing the basin to function as engineered for storm water management. Mitigation Measure 1.a.2: The proposed homes shall include the use BP PS,BS,CE 1.c.2 of earth-tone paint and roof colors designed to blend with the surrounding neighborhood and reduce the potential for reflected light and glare. City of Atascadero Resolution No.2003-051 Page 12 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services La Costa Court BL:Business License BS:Buildmg Services GP: Permit FD:Fire Depammnt PD-20 Master Plan of Development BP:Building Permit PD:Police CUP 2002-0064/ZCH 2003-0083/LCH 2002-0027 FI:Final Inspection Department TO:Temporary CE:City FiBhteer O—p—y WW:Wastewater FO:Final Occupancy CA:City Attomey Mitigation Measure l.d.l: Exterior street lighting shall be designed BP PS,BS,CE 1.d.1 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 comply BP,GP PS,BS,CE 31 with all applicable District regulations pertaining to the control of fugitive dust(PM-10)as contained in sections 6.3,6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel(Non-taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. • 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 GP PS,BS,CE 3.b All of the following measures shall be included on grading, demolition and building plan notes: City of Atascadero Resolution No.2003-051 Page 13 of 25 Conditions of Approval/ Tm ing Responsibility Nidation Measure Mitigation Monitoring Program /Monitoring PS:Planning Services La Costa COU/4 BL:Business License BS:Building Services GP PemBt FD:Fire Depmurent PD-20 Master Plan of Development BP:Building Permit PD:Police CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 mn Inspection CE:C?ment T Tem O:Tporary nY Engineer T occupancy WW:Wastewater FO:Final Occupancy CA:City Attotrey A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed(non-potable)water should be used whenever possible. C. All dirt stock-pile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are 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 off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 5.b.1: Should any cultural resources be GP BS 5.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 6.b.1: The Building Permit Application plans GP PS,BS,CE 61.1 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. City of Atascadero Resolution No.2003-051 Page 14 of 25 Conditions of Approval/ Timing Responsibility Mitigation Measure Mitigation Monitoring Program /Monitoring Ps:Planning services La Costa Court BL:Business License Bs:Buikling services GP:Grading Penu t FD:Fire Depazvrent PD-20 Master Plan of Development BP.Balding Pennit PD:Poles CUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 T FinalInspec "°n �:City Et TO:Temporary CE:City mgmeer Occupancy WW:Wastewater FO:Final Occupancy CA:City Anomey Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro GP PS,BS,CE 6.b.2 seeded 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 BP,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 8e.f.1: A Stormwater Pollution Prevention Plan GP PS,BS,CE 8e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices(BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for GP PS,BS,CE 8.e f.2 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 l l.c.1: A continuous masonry noise barrier wall GP PS,BS,CE 11.c.1 or berm along the west side of the project is required. The noise barrier wall shall be constructed of earth-tone masonry material or stone appearance, and six feet in height above the nearest finished floor level. Mitigation Measure l 1.c.2: The following construction specification GP PS,BS,CE ll.c.2 is required to meet performance of 45 dBA or less interior noise level along the critical side of the dwelling units (lots 12, 20, 21, and 40) nearest the Highway 101 noise source: ■ Vents and roof penetrations: Soffit vents, eave vents, dormer vents and other wall and roof penetrations shall be located on the walls and roofs facing away from the noise source(facing north,east,and south). ■ Wails: The walls of critical living spaces, such as living rooms, lounges, bedrooms, dens, and habitable spaces in dwelling units nearest the noise source shall have wall construction with an S.T.0 (Sound Transmission Class) rating of 30 or greater. Common acoustic leaks, such as electrical outlets, pipes, vents, ducts, flues, and other City of Atascadero Resolution No.2003-051 Page 15 of 25 Conditions of Approval/ Tuning Responsibility Midgadon Measure Mitigation Monitoring Program /Monitoring PS:Planning Services L!!COS1Q COUK BL:Business License BS:Budding Services GP:Grading Permit FD:Fire Department PD-20 Master Plan of Development BP:Building Permit PD:Poles FI:FinalCUP 2002-0064/ZCH 2003-0083/ZCH 2002-0027 TO:TemTem Inspection DepCtyE TO: CE:City Engineer occupancy WW:Wastewater FO:Final Occupancy CA City Attomey breaks in the integrity of the wall, ceiling or roof construction on the side of the dwellings nearest transportation noise source shall receive special attention during construction. All construction openings and joints on the walls on the noise facing the side of the site shall be insulated, sealed and caulked with a resilient, non- hardening caulking material. All such openings and joints shall be airtight to maintain sound isolation. ■ Windows: To meet the interior LDN 45 dBA requirements, windows for critical habitat spaces of affected units facing the noise source shall be of double- glazed construction with one light of laminated glass, and installed in accordance with the recommendations of the manufacturer. The windows shall be fully gasketed, with an S.T.C.rating of 30 or better,as determined in testing by an accredited acoustical laboratory. EXHIBrrn of DevelopmentLandscape .r 1rr. 4`�. V � V �c.�' r it!•v 7.jI•�V��' WIN rs, Fr,+r -+r.+r4✓; htr.+�✓ii1��l�� � ''��— `i��^rr:f fr7 t f.irfrNr�+t«leyrKr•-'re r j l'c s � I� ' J .. �'1inil } �� � � '`��_��•":ii11111����k�� `Ilii�'a'� �: _��—; �� �►- � li ��r�rur.w�wauc■���4.��.Waoi-q I Val �I ►rar" � 1 � MT���61rf WE -w 1 "A. I ia `"'*� 4��` f�+tz=i Mme` ,•7 T� !.{t��i-rfrr.�rll�tlll� -,, ��};.fil. f�1. '�•� 7J r,f► ��,rrr Ifr !r~'f!! ��" I6� �i� � ..; I{ 4�•�� ,t,�ia,����►fid.; i�C,�`��;►���+� r�!'!�,!i .� v�:►i�. . M�..wrbi�ttns. �rorsmr' ���iyti:y A�� n Y _ C/ Win Man fiq FRI IZ LOT 3 LOT 6 -� • r , �• A FM MORON 1 milli�� „., City of Atascadero Resolution No.2003-051 Page 17 of 25 EXHIBIT C:Statistical Summary of Project Proposed Project Summary Actual %of Max. Design FP to Req. Actual %of L8 Flat- Elev. Lot Sq Ft Storeys Allow FP FP site Ls LS to Site waft Type Lot 1 1933 Two 967 910 47.1% 773 773 40.0% 250 A Lot 2 1887 Two 944 910 48.2% 755 727 38.5% 250 A Lot 3 .1892 Two 946 910 48.1% 757 732 38.7% 250 B Lot 4 1898 Two 949 910 47.9% 759 738 38.9% 250 B Lot 5 1907 Two 954 910 47.7% 763 747 39.2% 250 C Lot 6 1907 Two 954 910 47.7% 763 747 39.2% 250 C Lot 7 1912 Two 956 910 • 47.6% 765 752 39.3% 250 D Lot 8 1915 Two 958 910 47.5% 766 755 39.4% 250 D Lot 9 1917 Two 959 910 47.5% 767 757 39.5% 250 A Lot 10 1919 Two 960 910 47.4% 768 759 39.6% 250 A Lot 11 1923 Two 971 910 47.3% 769 763 39.7% 250 B Lot 12 2273 Two 1137 910 40.0% 909 1113 49.0% 250 B Lot 13 1949 Two 975 910 46.7% 780 789 40.5% 260 C Lot 14 1944 Two 972 910 46.8% 778 784 40.3% 250 C Lot 15 1939 Two 970 910 46.9% 776 779 40.2% 250 D Lot 16 1934 Two 967 910 47.1% 774 774 40.0% 250 D Lot 17 1929 Two 965 910 47.2% 772 769 39.9% 250 A Lot 18 1926 Two 963 910 47.2% 770 766 39.8% 250 A Lot 19 1925 Two 963 910 47.3% 770 765 39.7% 250 B Lot 20 1923 Two 962 910 47.3% 769 .763 39.7% 250 B Lot 21 1936 Two 968 910 47.0% 774 776 40.1% 250 C Lot 22 1936 Two 968 910 47.0% 774 776 40.1% 250 C Lot 23 1936 Two 968 910 47.0% 774 776 40.1% 260 D Lot 24 1936 Two 968 910 47.0% 774 776 40.1% 250 D Lot 25 1936 Two 968 910 47.0% 774 776 40.1% 250 A Lot 26 1936 TWO 968 910 47.0% 774 776 40.1% 250 A Lot 27 1936 TWO 968 910 47.0% 774 776 40.1% 250 B Lot 28 1926 TWO 963 910 47.2% 770 786 39.8% 250 B Lot 29 2067 TWO 1034 910 44.0% 827 907 43.9% 250 C Lot 30 2027 TWO 1014 910 44.9% 811 867 42.8% 250 C Lot 31 1929 TWO 965 910 47.2% 772 769 39.9% 250 D Lot 32 1929 TWO 965 910 47.2% 772 769 39.9% 250 D Lot 33 1929 Two 965 910 47.2% 772 769 39.9% 250 A Lot 34 1929 TWO 965 910 47.2% 772 769 39.9% 250 A Lot 35 .1929 Two 965 910 47.2% 772 769 39.9% 250 B Lot 36 1929 Two 965 910 47.2% 772 769 39.9% 250 . B Lot 37 1929 Two 965 910 47.2% 772 769 39.9% 250 C Lot 38 1929 TWO 965 910 47.2% 772 769 39.9% 250 C Lot 39 1929 TWO 965 910 47.2% 772 769 39.9% 250 D Lot 40 2278 Two 1139 910 39.9% 911 1118 49.1% 250 D Total 77,963 38,991 36,400 31,563 10,000 Average 46.8% Average 40.4% Roads&Psrkg 27,987 Open Space 19,730 Site Sum 125,680 Legend Note: FP-Foogxkd AN figures given in sgsure feet(s.f.) LS-Uvdswpe AN figures rounded to the nearest s.f. FMWpork-DdvwA",Pardm,Patios Color-Coded by design type. Prepared by:FL Henderson Associates Prinme an 22,k*W City of Atascadero Resolution No.2003-051 Page 18 of 25 EXHIBIT D:Site Section s Cf) I M W I m -,O ' Z I i I I i I I I I i I I I I I , , I I: Grading&Drainager �� �� :r�} 1 t t Irlrrrnrtl runt rt r Nr Palm ly�uow��r 'Mal - MO- 5A maxi HIM I IS_ r�► US S rW Or MWIS 2-1 luff"m RM w Icr 54 tl Ir--M 7-j =MA - oil 1§2 1KNMAI I]IF 11 AlRw ■ M i■Q,UJ11 ■� �. NS I� City of Atascadero Resolution No.2003-051 Page 20 of 25 EXHIBIT F:Architectural Elevations&Floor Plans RI~e I 1 4 � I O � ' —{ { N = ' S yD I �N 1" � � I 1YS•.•Y•, 4A 111111111LLllll S�V•J( � � � �o I W I T m m I ye[ c) I i i m ' I fc'D Z I I i N ` WARMLY)Y� U5f5DN EVAtIDNS F.L.Henderson & Associates D6VOPMENf � ARGNIfEGfURE iLANNINb GON5ULf INb fiMLRRSROr W1 G06fA R0. ruRi i.NRN%RRIN,iRuo.wt•c•xxoaT wE a, "4.1 AfA56A0NCOf'GA ��'-'""- E03•IiE.Y)t /LxfxwRIONWMRifR.Mf T��txx City of Atascadero Resolution No.2003-051 Page 21 of 25 EXHIBIT F:Architectural Elevations I >` Fnp. EE � � b ;:. 1i • •m fit r m • �I � � II �i Ey z I I z v I �p I Cn ' m • m p { z z I n n I .. Cwn I I � I m • m • I z I JN rn W 11���Tjj7 FGn � � Z I 1 03 W { �. 1 4G) �F _ m bCnbCn I `m m z Z n n - bU5fA50N f n• ELEYAtIONS F.L. Henderson & Associates w OEYELOPNENI PL AKGNIfBMC6 ANNING GON@ULf INb ".'L-Mf NO 9R ,ARp 1sGt-G-YYOA1 NG—K,R 0-1 LA G05fA ICO. 1'WYI�.YM�V M.16 W7+ "WW—.w1 �fAIL�WROa LA 9312tAfA6GA0fR0��GA 6 City of Atascadero Resolution No.2003-051 Page 22 of 25 EXHIBIT G:Material&Colors i ®>d [�y C y p v, H d y b w r r i i ' I I t ' t , G7 r � 1 1 f . 1 i. r i H i •H A � H y City of Atascadero Resolution No.2003-051 Page 23 of 25 EXHIBIT G:Materials&Colors r cam ■Gtom"' z to t-OroH e��a W� .9 ce t» t 3 > H M ...._ i r Y t ft 1, N+ r nM � : G�' ■�a 1 19 ©. x y kr H ,�r to x O O sf City of Atascadero Resolution No.2003-051 Page 24 of 25 EXHIBIT G:Materials&Colors 0o ,—,m t,OVAr 7d0 fl.g rx 00 � K � c� r r r r r r a r r 1' � r r. r r r_ i r r r r r °zm00 c x > m W N b y K pa G� City of Atascadero Resolution No.2003-051 Page 25 of 25 EXHIBIT G:Materials&Colors bri �b mum— O µnm r M $k H ' # Cy �w Y# ✓v T r. E v. m!.E p#� 9 snd a S .aE24 .4�r w Q F]W ' y x r� � RESOLUTION NO. 2003-052 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING VESTING TENTATIVE TRACT MAP 2002-00189 A FORTY-LOT MAP CONSISTENT WITH A PD-20 OVERLAY ZONE OF APN 045-358-010 (1200 La Costa Court/ Charnley) WHEREAS, an application has been received from Andy Charnley (200 S. Main Street, Templeton, CA 93465) Applicant and Property Owner to consider a project consisting of a zone change from RMF-16 (Residential Multi-Family) to RMF/PD-20 (Residential Multi-Family with Planned Development Overlay#20) on a 2.9-acre site located at 1200 La Costa Court (APN 045- 358-010); and WHEREAS, the site's General Plan Designation is HDR (High-Density Residential); and, WHEREAS, the site's current zoning district is RMF-16 (Residential Multi-Family, 16 units/acre); and, WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD-20 overlay with a Master Plan of Development thereby allowing a 40-lot subdivision of the site; 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 Tentative Tract Map 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 application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 2, 2003, studied and considered Tentative Tract Map 2002- 0018, 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 October 14, 2003, studied and considered Tentative Tract Map 2002-0018, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project; NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero: City of Atascadero Resolution No.2003-052 Page 2 of 15 Section 1. Findings of Approval for Tentative Tract May, the Atascadero City Council finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District#20 Master Plan of Development (CUP 2002-0064). 4. The site is physically suitable for the type of development proposed. 5. The site is physically suitable for the density of development proposed. 6. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 7. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 8. Covenants, Conditions and Restrictions (CC&R's) shall be required that incorporate the planned development conditions of approval to ensure that the site retains the proposed qualities (colony-influenced architecture, colors, materials, street amenities, fencing, and landscaping) over time. 9. The proposed subdivision design' and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Approval. The Atascadero City Council in a regular session assembled on October 14, 2003, resolves to approve Vesting Tentative Tract Map (TTM 2002-0018) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2002-0018 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. City of Atascadero Resolution No.2003-052 Page 3 of 15 On motion by Council Member Scalise, and seconded by Council Member O'Malley, the foregoing Resolution is hereby adopted in its entirety by the following roll call vote: AYES: Council Members O'Malley, Scalise and Mayor Clay NOES: Council Members Luna and Pacas ABSTAIN: None ABSENT: None ADOPTED: October 14, 2003 i B Jerry V lay, Sr.,Mayor ATTEST: Marcia McClure.T orgerson, C.M.C. ity Clerk APPROVED AS TO FORM: Id< �IAZ Roy r anley, City Atto ey City of Atascadero Resolution No.2003-052 Page 4 of 15 Exhibit A:Vesting Tentative Parcel Map 2002-0018 US 101 14, • e -------------------------------------- m,� r i .41-1. 1 1 _ r I I I — # CS, I ^^z — I z- D I � q I 7 I ; i- ! 6 I C $ I I ; He C m leg } N rt. r all — — rZ \ at i Di 21 RITA% OjqKEY,GUSMSM VESSM f.l . HONOOK60N I A660GtALE6 •�.1t, DEV6UPN�(f WATW MAP mmirFcim PI"Ift coweurII* Tim FID. r � ww""Oh tutatlrwr-astmea wq rale wecu ATAWADM,CA Omi"."74 Rwwwwww.wt2rrrrz.w.r .rewwrer,aa�u City of Atascadero Resolution No.2003-052 Page 5 of 15 Exhibit B:Conditions Of Approval/Mitigation Monitoring Program Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Pemil PS:Planning Services BP:Building Pormil BS:Buld'mg Servbes La Costa Croutt SIP:Subdivision FD:Fire DapaArnenl inpmemeM Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer T0:Temporary 0ocupancy WW:Wastewater TTM 2002-0018 Fl:Final lspeclion ca:Cly Allomey FO:Final Occupancy AMWC:Water Cone. Planning Services The approval of this Tentative Parcel Map shall not become FM PS final and effective following approval of Zone Change 2002-0027 and CUP 2002-0064. Approval of this Tentative Parcel Map shall be valid for two FM PS years after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or(2)address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. The Tract Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. The applicant shall record CC&R's for the subdivision FM PS subject to the review and approval of the City Engineer, City Attorney and Planning Services. The CC&R's shall identify the maintenance responsibilities of all private driveways, sewer facilities, drainage facilities, common parking areas, site lighting, landscape areas, fencing, front yards (lots 1 — 40), and other common facilities. The CC&R's shall also state that all exterior colors, exterior materials, yard fencing and site landscaping shall be consistent with the overall master plan of development. The granting of this entitlement shall apply to the property On going PS located at 1200 La Costa Court (APN 045-358-010) regardless of owner. The Final Map shall be drawn in substantial conformance FM PS with the approved tentative map, and in compliance with all conditions set forth herein,shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. City of Atascadero Resolution No.2003-052 Page 6 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Peri BS:Building Ser*es La Costa Court SIP:Sutdiv'•bn FD:Fre Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WK Wastewater TTM 2002-0018 FI:Final insW!Dn CA Cly Atomey FO:Final Occupancy AMWC:Wats Comp. The subdivider shall defend, indemnify, and hold harmless FM PS the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. Prior to recordation of final map, 30-year deed restriction on FM PS three units. In-lieu fees for remaining un-built units and fractions of units shall be based on 2.50% of the valuation of the market rate unit, calculated upon the entire 40 residential units. Fees shall be paid at time of building permit Prior to recordation of final map,the applicant shall enter into FM PS a legal agreement with the City to reserve 1/z of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: ■ The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60-days. During this time period offers may only be accepted from Atascadero residents or workers. ■ The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero. ■ The Atascadero resident or worker restriction shall apply to the initial sale only. • The applicant shall identify which units will be reserved. ■ The City Attorney shall approve the final form of the agreement. All site development shall be consistent with the maximum GP PS,CE intensities described in the statistical project summary as shown on Exhibit C. There shall be no on-site street lighting along the project access driveway. The front open space amenity area shall be expanded with usable landscaping by eliminating eight parking spaces shown on the Master Plan of Development. Building Services City of Atascadero Resolution No.2003-052 Page 7 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Penrnk PS:Planning Services La Costa Court s P lea bbn FFD:AreDeepemnent Irrpmement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map as Oky Engine TO:Temporary Occupancy WW:Wastewater TTM 2002-0018 FI:Final inspection ca ciy Adomey F0:Final Occupancy AMWO:Water Oorrp. 13. A soils investigation prepared by a licensed FM CE 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 13. Show location of existing and any proposed fire FM CE hydrants. 14. Provide a letter from the Atascadero Mutual Water FM CE Company stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 15. Note approved address signage is to be provided. FM CE 16. Note on plans that fire lanes shall be delineated in FM CE certain areas to restrict parking as required by the Fire Authority. City Engineer Standard Conditions 17. 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. 18. In the event that the applicant is allowed to bond for the GP,BP CE public improvements required as a condition of the final map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council 19. 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. 20. The Subdivision Improvement Agreement shall record GP,BP CE concurrently with the Final Map. 21. An encroachment permit shall be obtained prior to the GP,BP CE issuance of building permit. 22. The applicant shall enter into a Plan Check/inspection GP,BP CE agreement with the City. 23. A six (6) foot Public Utility Easement (PUE) shall be GP,BP CE provided contiguous to the property frontage. City of Atascadero Resolution No.2003-052 Page 8 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Pamilt BS:Building Services La Costa Court SIP:Subdivision FD:Fire Deparar em Inpmement Plana PD:Police D%arbmnt Vesting Tentative Tract Map FM:Final Map CE:cry Enghm TO:Temporary Occupancy WW:Wastewater TTM 2002-0018 FI:FrW inspection CA,cry Atiomey F0:Final Occupancy AMWC:Water Comp. provided contiguous to the property frontage. 24. The applicant shall be responsible for the relocation GP,BP CE and/or alteration of existing utilities. 25. 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. 26. The applicant shall monument all property corners for GP,BP CE construction control and shall promptly replace them if disturbed. 27. 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. 28. Slope easements shall be provided as needed to GP,BP CE accommodate cut of fill slopes. 29. Drainage easements shall be provided as needed to GP,BP CE accommodate both public and private drainage facilities. 30. A preliminary subdivision guarantee shall be submitted GP,BP CE for review in conjunction with the processing of the map. 31. 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. 32. The final map shall be signed by the City Engineer prior GP,BP CE to the map being placed on the agenda for City Council acceptance. 33. 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. City of Atascadero Resolution No.2003-052 Page 9 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services PBuilding Building La Costa Court BR. .Sbdin FD:Firertnent Improvement Plans PD:Police DepaMrent Vesting Tentative Tract Map FM:Final Map CE:Cily Engineer T0:Temporary Occwwq WW:Waslevmter TTM 2002-0018 FI:Final inspectbn CA:city Attorney F0:Final Occum cy AMWC:Water Comp. 34. Prior to recording the parcel map,the applicant shall set GP,BP CE monuments at all new property comers. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that comers have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 35. Prior to recording the parcel map, the applicant shall GP,BP CE pay all outstanding plan checklinspection fees. 36. Prior to recording the map,the applicant shall complete GP,BP CE all improvements required by these conditions of approval. 37. 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. 38. 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. 39. 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. 40. 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. 41. Prior to the issuance of building permits the applicant GP,BP CE shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. City Engineer Project Conditions 42. Applicant shall submit a Storm Water Pollution GP,BP CE Prevention Plan (SWPPP) and erosion control plan for approval by the City Engineer prior to any onsite City of Atascadero Resolution No.2003-052 Page 10 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services La Costa Court SIP Subbld�on Fnill FD:Berepii�S�m Improvement Plarrs PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer T0:Terrporary Occupancy WW:Wastewater TTM 2002-0018 Fl:Final inspectan CA City attorney F0:Final Occupancy AMWC:Water Cone. grading. 43. Applicant shall submit drainage calculations for all GP,BP CE improvements. 44. A drainage easement shall be recorded for the drainage GP,BP CE detention basin. 45. All drainage improvements shall cross property lines GP,BP CE within drainage easements. 46. The drainage detention basin shall be designed for a GP,BP CE 50-year storm with a 2-year release. 47. The CC&R's shall provide for the repair and GP,BP CE maintenance all drainage structures, basins, private sewer mains and manholes,streets,curbs, gutters and sidewalks, lighting, parking,front yard landscaping (lots 1 —40),and all commonly held areas and open space. 48. City standard curb, gutter and sidewalk shall be GP,BP CE constructed at the end of the La Costa Court cul-de- sac. 49. Applicant must provide written authorization from owner GP,BP CE of Private sewer main in La Costa Court, allowing connection to sewer system. 50. All new sewer mains shall be privately owned and GP,BP CE maintained. Funding for maintenance and repair of private sewer system shall be addressed in the CC&R's. Atascadero Mutual Water Company 51. The applicant shall provide a looped water system. GP,BP CE This looped system shall have two points of connection to the existing AMWC water grid in order to provide a more reliable water system for this site. The looped system shall be shown on the improvement plan submittal. 52. 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 water system. City of Atascadero Resolution No.2003-052 Page 11 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Servkces BP:Building Permit BS:Building Services La Costa Court SIP:Subdivision FD:FireDeparlment Improvement Plans PD:Poke Deparbnent Vesting Tentative Tract Map Fre:Final Map CE:City Engineer TO:Temp nary Occupancy WW:Wastewater TTM 2002-0018 FI:Final inspectim CA City Adomey F0:Final Occupancy AMWC:Water Comp. 53. Prior to start of construction, the applicant shall pay GP,BP CE all installation and connection fees required by AMWC. 54. Prior to the issuance of building permits,the applicant shall obtain a "Will Serve" letter from the Atascadero Mutual Water Company. 55. 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. 56. Water and gas cannot be located in same trench. GP,BP CE Water main to be in separate trench. 57. Identify water main tie in location on improvement drawings. 58. Identify all connections and bends in water main. GP,BP CE 59. All service line connections shall be perpendicular to GP,BP CE water main. Mitigation Measures GP,BP CE Mitigation Measure 1.c.1: The following landscape mitigations GP,BP CE shall apply: ■ Development along U.S. Highway 101 right-of-way shall be buffered with an informal landscape theme to be reviewed an approved by CalTrans. ■ Proposed development along the extension of La Costa Court will include landscaped front yards,street trees,and the project entry drives that will include special decorative pavers. ■ The project shall include landscaping of all common areas,including slopes,streetscapes, residential front yards,and street trees. ■ The on-site retention basin shall be landscaped with plant materials compatible with the private open space use while allowing the basin to function as engineered for storm water management. Mitigation Measure 1.c.2: The proposed homes shall include GP,SP CE the use of earth-tone paint and roof colors designed to blend with the surrounding neighborhood and reduce the potential for reflected light and glare. City of Atascadero Resolution No.2003-052 Page 12 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services La Costa Court SIP:Subdivision F):Fre Departrnem Improvement Plans PD:IRAs Departrnent Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2002-0018 FI:Final Inspection Ca City attorney F0:Final Occupancy AMWC:Water Comp. Mitigation Measure 1.d.1: Exterior street lighting shall be GP,BP 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 GP,BP CE comply with all applicable District regulations pertaining to the control of fugitive dust(PM-10)as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers,graders,cranes, loaders,scrapers,backhoes,generator sets, compressors,auxiliary power units,with ARB certified motor vehicle diesel fuel(Non-taxed version suitable for use off-road). ■ Maximize to the extent feasible,the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ 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. City of Atascadero Resolution No.2003-052 Page 13 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services es La Costa Court BP:Building ionn Frnit FD:FPoirerel�rlme tnt Improvernent Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:Cir Engineer TO:Tenporary Occupancy WW:Wastewater TTM 2002-0018 FI:Final inspection CA City Attorney FO:Final Occupancy AMWC:Water Comp. Section 6.5: Fugitive PM10 GP,SP CE 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 off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for City of Atascadero Resolution No.2003-052 Page 14 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Pen it BS:Building Services La Costa Court SIP:Subdivision FD:Fre Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Wap CE:CiyEngineer TO:Temporary Occupancy WW:Wastewater TTM 2002-0018 FI:Final inspection CA:Cky Mornay F0:Final Occupancy AMWC:Water Comp. finish grading of any structure. Mitigation Measure 5.b.1: Should any cultural resources be GP,BP CE unearthed during site development work,the provisions of CEQA-Section 15064.5,will be followed to reduce impacts to a non-significant level. GP,SP CE Mitigation Measure 6.b.1: The Building Permit Application 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 hydro GP,BP CE seeded 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,BP CE' 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 8e.f.1: A Stormwater Pollution Prevention GP,BP CE 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.2: The developer is responsible for GP,BP CE 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.c.1: A continuous masonry noise GP,BP CE barrier wall or berm along the west side of the project is required. The noise barrier wall shall be constructed of earth- tone masonry material or stone appearance,and six feet in height above the nearest finished floor level. City of Atascadero Resolution No.2003-052 Page 15 of 15 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure OF:Grading Permit PS:Planning Services BP:Building Pemtit BS:Building Services La Costa Court SIP:Subdivision FD:Fire Depermment Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Tenp nary Occupancy WW:Wastewater TTM 2002-0018 FI:Final Inspection CA,CityAttomey F0:Final Occupancy AMWC:Water Comp. Mitigation Measure 11.c.2: The following construction specification is required to meet performance of 45 dBA or less interior noise level along the critical side of the dwelling units (lots 12,20,21,and 40)nearest the Highway 101 noise source: ■ Vents and roof penetrations: Soffit vents,eave vents, dormer vents and other wall and roof penetrations shall be located on the walls and roofs facing away from the noise source(facing north,east,and south). ■ Walls: The walls of critical living spaces,such as living rooms,lounges,bedrooms,dens,and habitable spaces in dwelling units nearest the noise source shall have wall construction with an S.T.0(Sound Transmission Class)rating of 30 or greater. Common acoustic leaks,such as electrical outlets,pipes, vents,ducts,flues,and other breaks in the integrity of the wall,ceiling or roof construction on the side of the dwellings nearest transportation noise source shall receive special attention during construction. All construction openings and joints on the walls on the noise facing the side of the site shall be insulated, sealed and caulked with a resilient,non-hardening caulking material. All such openings and joints shall be airtight to maintain sound isolation. ■ Windows: To meet the interior LDN 45 dBA requirements,windows for critical habitat spaces of affected units facing the noise source shall be of double-glazed construction with one light of laminated glass,and installed in accordance with the recommendations of the manufacturer. The windows shall be fully gasketed,with an S.T.C. rating of 30 or better,as determined in testing by an accredited acoustical laboratory.