HomeMy WebLinkAboutResolution 2003-061 RESOLUTION NO. 2003-061
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO APPROVING CONDITIONAL USE PERMIT 2003-0094,
ADOPTING A MASTER PLAN OF DEVELOPMENT FOR THE PD-17
OVERLAY ZONING DISTRICT ON APN 029-081-003
(5516 Tunitas Avenue/Thibeault)
WHEREAS, an application has been received from Beauwest, LLC (7400 Balboa Road,
Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone
change from RMF-10 (Residential Multi-Family) to RMF-10 / PD-7 (Residential Multi-Family
with Planned Development Overlay#7) with the adoption of a Master Plan of Development, and
a four lot residential Tentative Parcel Map on APN 029-081-003 and,
WHEREAS, the site's General Plan Designation is MDR (Medium-Density Residential);
and,
WHEREAS, the site's current zoning district is RMF-10 (Residential Multiple-Family);
and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a PD-7 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 16, 2003, studied and considered the Master Plan of
Development (CUP 2003-0090), 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 28, 2003,
studied and considered the Master Plan of Development (CUP 2003-0094) for Zone Change
2003-0045, after first studying and considering the Draft Mitigated Negative Declaration
prepared for the project, and,
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
Atascadero:
City of Atascadero
Resolution No.2003-061
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-7 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.
6. Proposed project incorporates the U.S. Secretary of the Interior's Standards and
Illustrated Guidelines for Rehabilitating Historic Buildings.
7. Required 45-foot lot width for Parcel 4 (Unit C) is achieved with a 4-foot jog in the
property line to preserve the open front yard historic setting.
8. Standard guest parking space for Parcel 3 (Unit D) is not provided to preserve the
historic site setting.
SECTION 2. Approval. The Atascadero City Council, in a regular session assembled on
October 28, 2003, resolved to approve Conditional use Permit 2003-0094, a Master Plan of
Development for Zone Change 2003-0045 subject to the following:
1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
2. EXHIBIT B: Site Plan/Vesting Tentative Parcel Map
3. EXHIBIT C: Statistical Summary Project
4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Grading and Drainage Plan
6. EXHIBIT F: Unit A&B Elevations
7. EXHIBIT G: Unit C Elevations
8. EXHIBIT H: Unit A &B Floor Plans
9. EXHIBIT I: Unit C Floor Plans
10. EXHIBIT J: Exterior Color&Material Sample Board
City of Atascadero
Resolution No.2003-061
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 on the following roll call vote:
AYES: Council Members Luna, O'Malley,Pacas, Scalise and Mayor Clay
NOES: None
ABSENT: None
ADOPTED: October 28, 2003
CITY OF ATASC
By:
HL. Clarr."Mayor
pdgi�� fil
ATTEST:
J,
Marcia McClure Torgerson, C.M.C., ity Clerk
APPROVED AS TO FORM:
131-� 2"��
Roy . Hanley, City At rney
City of Atascadero
Resolution No.2003-061
Page 4 of 25
EXHIBIT A. Conditions of Approval/Mitigation Monitoring Program
PD-17 Master Plan of Development(CUP 2003-0098)/ZCH 2003-0048
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
5516 Tunitas Avenue GP:GmdkV Nm it FD:Fre Deparlrnerd
BP:Building Permit PD:Porte Department
PD-7 Master Plan of Development Fl:Final Inspection CE:City Engineer
TO:Tenporary Occupancy WW:Wastewater
CUP 2003-0094/ZCH 2003-0045 FO:Final Occupancy CA Citymomey
Planning Services
1. The approval of this zone change and use permit shall PS
become final and effective following City Council approval.
2. Approval of this Master Plan of Development shall be FM PS
valid concurrently with the life of Tentative Parcel Map
2003-0040 and then indefinitely following final map. The
Master Plan of Development approval shall expire and
become null and void unless a final map is recorded
consistent with the Master Plan of Development.
3. Changes to the Master Plan of Development shall be On-going PS
approved by the Planning Commission and do not require
Council action.
4. The Community Development Department shall have BP/FM PS
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.
5. All subsequent Tentative Parcel Map and construction BP/FM PS
permits shall be consistent with the Master Plan of
Development contained herein.
6. All exterior elevations,finish materials and colors shall BP PS
be consistent with the Master Plan of Development as
shown in Exhibit F,G,H,t,and J.
7. All site development shall be consistent with the BP/FM PS
maximum intensities described in the statistical project
summary as shown on EXHIBIT C.
8. All site work,grading and site improvements shall be BP/FM PS
consistent with the Master Plan of Development as shown
in EXHIBIT B,C,D,E,F,G,H,I,and J.
9. A final landscape and irrigation plan shall be approved BP PS
prior to the issuance of building permits and included as
art of site improvement plan consistent with EXHIBIT D.
City of Atascadero
Resolution No.2003-061
Page 5 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Service
BL:Business License BS:Building Services
5516 Tunitas Avenue GP:Grading Perm! FD:Fire DepeNnent
BP:Building Penr t PD:Poise DepaMient
PD-7 Master Plan of Development R:Final Inspectbn CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0094/ZCH 2003-0045 FO:Final Occupancy CA:Cq ftmey
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,side,rear yards shall be landscaped by the
developer. All landscape maintenance shall be the
responsibility of the individual property owner.
Add one front yard shade tree to Parcel 4.
All trees to be 15-gallon size and double staked.
10. All project fencing shall be installed consistent with BP PS
EXHIBIT D subject to the following modifications.
a. The front yards adjacent to Tunitas Avenue(Parcels
C&D)shall not be enclosed with any fencing,which
exceeds 3-feet in height.
b. The design of all fencing shall be compatible with the
overall project design,subject to staff approval.
c. Front yard drainage detention basin shall extend over
proposed lots 3 and 4 to provide a shallower basin.
Basin shall be designed to appear as front lawn.
11. Retaining walls visible for the street shall incorporate GP PS
design&materials to match or compliment the texture and BP
color of the primary residence. Rear yard retaining walls
may be designed to blend with the proposed landscaping.
12. Affordable Housing Requirement: The applicant shall FM,BP PS,CE
either set aside one housing unit at the moderate category
rate for a period of 30 years,or pay an in-lieu fee based
on 2.50%of the valuation of each of the market rate units.
Workforce Housing
Prior to recordation of final map,the applicant shall enter into 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;
City of Atascadero
Resolution No.2003-061
Page 6 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
5516 Tunitas Avenue GP:Grading Permil FID:Fkeoepadrnant
BP:Buildig Permit PD:Ponce DeWrnerd
PD-7 Master Plan of Development FI:Final Inspection CE:Ck Engineer
To:Temporary occupancy WW:Wastewater
CUP 2003-00942CH 2003-0045 FO.Final owupanry Ca OV attomay
■ The applicant shall provide reasonable proof to the
City that at least one of the qualified buyers is a
resident or worker within the City Limits of
Atascadero;
■ The Atascadero resident or worker restriction shall
apply to the initial sale only;
■ The applicant shall identify which units will be
reserved;and
The City Attorney shall approve the final form of the
agreement.
b. All exterior material finishes(wood, BP PS
materials,lighting,garage doors)shall be durable,high
quality,and consistent with the historically compatible
appearance.
14. The colony house lot shall include a deed restriction FM PS,CE
preventing the site from being subdivided or from being
altered,which degrades the historic significance of the
property.
Building Services
15. A soils investigation prepared by a licensed BP FM
Geotechnical Engineer is to be provided for the
project. The report is to be provided at the time of
building permit submittal along with the building plans
for review by the Building Division.
Recommendations contained in the report are to be
incorporated into the project plans.
Fire Marshal
16. Driveway to be paved with decorative pavers. Final BP PS,BS
paver selection to compliment historic colony house,
subject to staff approval.
17. Show location of existing and any proposed fire BP BS
hydrants.
18. Provide a letter from the Atascadero Mutual Water BP BS
Company stating the minimum expected water
available to the site. Amount available must meet
min. requirement specified in the California Fire Code.
19. Note approved address signage is to be provided. BP BS
City of Atascadero
Resolution No.2003-061
Page 7 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program (Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
5516 Tunitas Avenue GP.Grading Pemit FD:Fre Department
BP:Building Permit PD:Police Department
PD-7 Master Plan of Development FI:Final Inspection CE City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0094/ZCH 2003.0045 FO:Final Occupancy CkCkyAWmey
20. Note on plans that fire lanes shall be delineated to BP BS
restrict parking as required by the Fire Authority.
City Engineer
Standard Conditions
21. In the event that the applicant is allowed to bond for BP BS
the public improvements required as a condition of
this map,the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
22. An engineer's estimate of probable cost shall be BP PW
submitted for review and approval by the City
Engineer to determine the amount of the bond.
23. The Subdivision Improvement Agreement shall record BP PW
concurrently with the Final Map.
24. All public improvements shall be constructed in BP PW
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or
as directed by the City Engineer.
25. The applicant shall enter into a Plan Check/Inspection BP BS
agreement with the City.
26. The applicant shall be responsible for the relocation BP PW
and/or alteration of existing utilities.
27. The applicant shall install all new utilities (water, gas, BP BS
electric, cable TV and telephone) underground.
Utilities shall be extended to the property line frontage
of each lot or its public utility easement.
28. The applicant shall monument all property corners for BP PW
construction control and shall promptly replace them
if disturbed.
29. A preliminary subdivision guarantee shall be BP PW
submitted for review in conjunction with the
processing of the parcel map.
30. All existing and proposed utility, pipeline, open space, BP PS/PW
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.
31. Prior to recording the parcel map, the applicant shall BP PS/PW
submit a map drawn in substantial conformance with
the approved tentative map and in compliance with all
conditions the City in accordance with the Subdivision
Map Act and the City's Subdivision Ordinance forth
City of Atascadero
Resolution No.2003-061
Page 8 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business Lbenae BS:Building Services
5516 Tunitas Avenue GP:Grading Perm* FD:Fre Department
BP:Building Pam* PD:Poke Department
PD-7 Master Plan of Development Fl:Final Inspection CE:Cily Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-00941ZCH 2003-0045 FO:FinalOocupancy CA-c*y,anomey
herein shall submit set for review and approval.
32. Prior to recording the parcel map, the applicant's BP PW
surveyor shall set monuments at all new property
corners or shall indicate, by certificate on the final
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.
33. Prior to recording the parcel map, the applicant shall BP BS
pay all outstanding plan check/inspection fees.
34. Prior to recording the parcel map, the applicant shall SP PW
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, which indicates their review of the map.
The letter shall identify any new easements, which
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.
35. Upon recording the final map, the applicant shall BP PW
provide the City with a black line clear Mylar(0.4 mil)
copy and a blue line print of the recorded map.
36. Prior to the final inspection of any public BP PW
improvements, 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.
City Engineer
Site Specific Conditions
37. The applicant shall construct new curb and gutter, in BP PS/PW
accordance with City Standards,as shown on
improvement plans,along entire frontage.
38. The applicant shall saw cut and remove existing BP PW
asphalt concrete roadway as shown on plans and
repave to new curb and gutter,in accordance with
City Standards.
39. The applicant shall address storm water detention BP PW
prior to grading and drainage approval.
40. The applicant shall pay sewer Extension(Annexation) BP PW
and Connection fees upon issuance of building
permit.
City of Atascadero
Resolution No.2003-061
Page 9 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
5516 Tunitas Avenue GP:GradNPemd FD:FnDapartmant
BP:Building Permit PD:Police Depadrnem
PD-7 Master Plan of Development Fl:Final lnspaftn CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-00941ZCH 2003-0045 FO:Final Occupancy CA Cityftiney
41. Each building shall be individually connected to the BP PW
public sewer via a 4"gravity lateral to which each
individual 2"force main will be connected.
42. Building plans shall be include detail of sewage BP BS
sumps and pumps,control panel and alarm systems.
43. A 5-foot drainage easement shall be recorded on the BP PW
final map along the south property line of Parcel A
and Parcel B and the east property line of Parcel B.
44. Existing drainage patterns from adjacent properties BP PW
shall not be obstructed.
45. All drainage from improvements shall cross property BP PW
lines within drainage easements.
Atascadero Mutual Water Company
46. Prior to the recordation of the Final Parcel Map,the BP BS
applicant shall submit plans showing the water
distribution facilities required to serve the project for
review and approval by the Atascadero Mutual Water
Company.All new water distribution facilities shall be
constructed in conformance with Atascadero Mutual
Water Company Standards.
47. Prior to the recordation of the Final Map,the applicant BP BS
shall obtain a"Will Serve"letter from the Atascadero
Mutual Water Company.
48. Prior to issuance of building permits,the applicant BP BS
shall pay all installation and connection fees required
by the Atascadero Mutual Water Company.
49. Show all fire suppression appurtenances required by BP BS
the Atascadero Fire Department.
Mitigation Measures
Mitigation Measure 1.c.1: If exterior lighting is proposed,it BP PS 1.c.1
shall be designed to eliminate any off site glare. All exterior
site lights shall utilize full cut-off,"hooded"lighting fixtures to
prevent offsite light spillage and glare. Any luminaire pole
height shall not exceed 16-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 historic setting,
subject to staff approval.
Mitigation Measure 3.b.1: The project shall be conditioned to BP BS 3.b.1
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
City of Atascadero
Resolution No.2003-061
Page 10 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measures
PS:Planning Services
BL:easiness License BS:Building Servb es
5516 Tunitas Avenue GP:Grading Pemtil FD:Fere Deparlmnt
BP:Building Permil PD:Ponce Deparlm n!
PD-7 Master Plan of Development Fl:Finallnspe*n CE:CiyEngineer
CUP 2003-0094RCH 2003-0045 Fa Final�pa�ncyy CA:City�meey
• Maintain all construction equipment in proper tune
according to manufacturer's specifications.
• Fuel all off-road and portable diesel powered
equipment, including but not limited to bulldozers,
graders,cranes,loaders,scrapers,backhoes,
generator sets,compressors,auxiliary power units,
with ARB certified motor vehicle diesel fuel(Non-
taxed version suitable for use off-road).
• Maximize to the extent feasible,the use of diesel
construction equipment meeting the ARB's 1996 or
newer certification standard for off-road heavy-duty
diesel engines.
• Install diesel oxidation catalysts(DOC),catalyzed
diesels particulate filters(CDPF)or other District
approved emission reduction retrofit services
(Required for projects grading more than 4.0 acres of
continuously worked area).
Section 6.4: Activity Management Techniques
• Develop a comprehensive construction activity
management plan designed to minimize the amount
of large construction equipment operating during any
given time period.
• Schedule of construction truck trips during non-peak
hours to reduce peak hour emissions.
• Limit the length of the construction workday period, if
necessary.
• Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,
demolition and building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site.
Increased watering frequency would be required
whenever wind speeds exceed 15 mph. Reclaimed(non-
potable)water should be used whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the
approved project re-vegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities.
E. Exposed ground areas that are plann4ed to be reworked
at dates greater than one month after initial grading should
be sown with a fast-germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to re-vegetation should
be stabilized using approved chemical soil binder,jute
netting,or other methods approved in advance by the
APCD.
G. All roadways,driveways,sidewalks,etc,to be paved
City of Atascadero
Resolution No.2003-061
Page 11 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business tkense BS:Building Services
5516 Tunitas Avenue GP:Grading Pemwl FD:Fh Departmerd
BP:Building Permit PD:Police Department
PD-7 Master Plan of Development FI:FinalInapectbn CE:City Engineer
TO:Temporary Occupancy WW:wastewater
CUP 2003-0094/ZCH 2003-0045 FO:Final Occupancy CA:COMomoy
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 4.e.1: The building permit site plan shall GP BS 4.e.1
identify all protection and enhancement measures
recommended by the Certified Arborist in the Tree Protection
Plan.Tree protection fencing shall be installed at the locations
called out in the Tree Protection Plan.
Mitioation Measure 4.e.2: The developer shall contract with a GP BS 4.e.2
certified arborist during all phases of project implementation.
The certified arborists shall be responsible for monitoring the
project during all phases of construction through project
completion,as follows:
(a). A written agreement between the arborist and the
developer outlining a arborist monitoring schedule for
each construction phase through final inspection shall be
submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b). Arborist shall schedule a pre-construction meeting with
engineering/planning staff,grading equipment operators,
project superintendent to review the project conditions and
requirements prior to any grubbing or earth work for any
portion of the project site. All tree protection fencing and
trunk protection shall be installed for inspection during the
meeting. Tree protection fencing shall be installed at the
line of encroachment into the tree's root zone area.
(c). Asspecified by the arborist report and City staff:
City of Atascadero
Resolution No.2003-061
Page 12 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business license BS:Building Services
5516 Tunitas Avenue GP:Grading Perm FD:Fire Deparlreent
BP:Building Perm PD:Poke Deperlunt
PD-7 Master Plan of Development Fl:Final Inspe*n CE:CO En&aer
CUP 2003-0094/ZCH 2003-0045 w:Fnal ftupaerrWrary�ncy�nq CA Ck Anomey
■ Prune all trees to be saved for structural strength and
crown cleaning by a licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning
and tree pruning.
■ All trenching or grading within the protected root zone
area,outside of the tree protection fence shall require
hand trenching or preserve and protect roots that are
larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced
protected area.
■ Any roots that are 4 inches in diameter or larger are
not to be cut until inspected and approved by the on-
site arborist.
■ Apply any additional recommendations of the project
arborist.
(d). Upon project completion and prior to final occupancy a
final status report shall be prepared by the project arborist
certifying that the tree protection plan was implemented,
the trees designated for protection were protected during
construction, and the construction-related tree protection
measures are no longer required for tree protection.
Mitigation Measure 4.e.3: Project manager should be GP BS 4.e.3
responsible for instructing workers about tree protection goals,
implementing protection of root zones, and installing and
maintaining protective fencing.
Mitigation Measure 4.e.4: Protective fencing is required GP BS 4.e.4
between all construction activities and native trees. The
fencing shall consist of five-foot tall orange plastic,with steel t-
posts sunk into the ground, eight feet apart. The fencing shall
be installed prior to any site disturbance or construction, and
shall remain in place until all construction is complete.
Mitigation Measure 4.e.5: No grading,trenching, materials GP BS 4.e.5
storage,soil storage,debris,or site disturbance shall occur
within the protected area. No concrete,plaster,or paint
washout shall be allowed within the tree protection zone.
Mitigation Measure 4.e.6: Excavation for buildings A and B GP BS 4.e.6
shall employ techniques that minimize the amount of soil
removed. Vertical cuts are preferred. Any back cuts greater
than six feet from the north wall of building A and west wall of
building B,shall be supported with shoring.
Excavation for the west side of building B, the north side of
building A, shall be done using special procedures for the
upper three feet of soil, to avoid tearing of roots. Heavy
equipment may be used to remove soil to within two feet of the
anticipated edge of cut. Then roots will be uncovered by hand,
and cut cleanly with a sharp hand saw at the lie of finish cut.
This will avoid tearing of roots. The soil may then be removed,
using heavy equipment. Below three feet depth, heavy
equipment ma be used for the entire excavation.
City of Atascadero
Resolution No.2003-061
Page 13 of 25
Conditions of Approval Jr Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
5516 Tunitas Avenue GP:Grading PenrA FD:ReDepadrnent
BP:Building Paint PD:Police Depedrnent
PD-7 Master Plan of Development FI:FrWInspeotion CECiyEngineer
V.Temporary Gocupanq WW:wastewater
CUP 2003-0094/ZCH 2003-0045 Fo:Final occupancy CACilywtomey
Construction of sidewalk and steps from Rosario Avenue to
buildings A and B shall minimize excavation to less than four
inches of cut or fill below the walk.
Mitigation Measure 4.e.7: If living roots two inches in diameter GP BS 4.e.7
or more are encountered during trenching or excavation,they
shall be cleanly cut by the contractor,with a sharp handsaw,to
remove the frayed end. Do no paint the cut ends of roots.
Keep the roots moist by covering the excavation edge with
plastic sheeting. Backfill the excavation as soon as possible.
Mitigation Measure 4.e.8: Excavation for the west side of GP BS 4.e.8
garage D will be by hand in all areas within fifteen feet of the
trunk of tree #1. Any large roots encountered will be
preserved, and the foundation will span over the root.
Cushioning for the root shall be blocks of Styrofoam, four
inches thick,over the top and sides of the root.
Mitigation Measure 4.e.9: Tree pruning should be done by a GP BS 4.e.9
qualified ISA certified arborist or ISA tree worker. A.N.S.I.A-
300 and Z-133 standards for tree care and the City Of
Atascadero Tree Ordinance shall be used and followed at all
times.
Mitigation Measure 5.a.1: The proposed project shall GP PS,BS,CE 5.a.1
incorporate the Secretary of the Interior's Standards and
Illustrated Guidelines for Rehabilitating Historic Buildings. The
standards shall apply to the exterior rehabilitation of the
Colony house,construction of the new detached garage for the
colony house,design of the proposed three homes,and
proposed landscape improvements to the overall project site,
subject to staff review and approval.
Mitigation Measure 5.a.2: Replacement of any exterior GP PS,BS,CE 5.a.2
materials or design features on the original colony homes shall
be consistent with the Secretary of the Interior's Standards and
Illustrated Guidelines for Rehabilitating Historic Buildings. This
shall include the replacements of any doors and windows with
solid wood framing of similar design and appearance. Vinyl,
vinyl-cladding,and metal materials are not permitted.
Mitigation Measure 5.a.3: The proposed project shall include GP PS,BS,CE 5.a.3
Covenants,Conditions and Restrictions(CC&R's)or
equivalent mechanism that incorporate the planned
development conditions of approval to ensure that the site
retains the historic qualities(historic buildings,architecture,
colors,materials,fencing,and landscaping)over time.
Mitigation Measure 5.b.1: Should any cultural resources be GP PS,BS,CE 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.
City of Atascadero
Resolution No.2003-061
Page 14 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:PlannUp Services
BL:Business Wena BS:Building Services
5516 Tunitas Avenue GP:Grading Pemit FD:Fre Department
BP:Building Perm[ PD:Poke Department
PD-7 Master Plan of Development Fl:Final lnsWiDn CE:Illy Engineer
T0:Temporary OocMancy WW:Wastewater
CUP 2003-00942CH 2003-0045 FD:Final occupancy CA Gy AMmey
Mitigation Measure 6.b.1:The grading permit application plans GP,BP PS,BS,CE 6.b.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
En ineer at the time of Building Permit application.
Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro GP,BP 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 GP,BP PS,BS,CE 6.c.d.1
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
residents and buildings.
Mitigation Measure 6.d.1: All recommendations contained GP,BP PS,BS,CE 6.d.1
within the project geotechnical investigation by GSI dated
2/27/03 shall be incorporated into the building plans and
adhered to during construction through project completion.
Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention BP PS,BS,CE 8.0.1
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 BP 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.
City of Atascadero
Resolution No.2003-061
Page 15 of 25
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Sees
EL Business License BS:Bulding Services
5516 Tunitas Avenue GP:Grading Pernik FD:Fire DepaMrerd
BP:Building Permit PD:Police DepaMient
PD-7 Master Plan of Development FI:Flnel Inspection CE:Cly Engineer
CUP 2003-00942CH 2003-0045 FO:FinalOccman CC c��ay
Mitigation Measure 11.d.1: All construction activities shall GP,BP PS,BS,CE 11.d.1
comply with the City of Atascadero Noise Ordinance for hours
of operation.
Construction activities shall be limited to the following hours of
operation:
• 7 a.m.to 7 p.m. Monday through Friday
e 9 a.m.to 6 p.m. Saturday
• No construction on Sunday
Further,particularly loud noises shall not occur before 8 a.m.
on weekdays and not at all on weekends.
The Community Development Director upon a determination
that unusually loud construction activities are having a
significant impact on the neighbors may modify the hours of
construction.
Failure to comply with the above-described hours of operation
may result in withholding of inspections and possible
construction prohibitions,subject to the review and approval of
the Community Development Director.
A sign shall be posted on-site with the hours of operation and
a telephone number of the person to be contacted in the event
of any violations. Staff shall approve the details of such a sign
during the Grading Plan/Building Permit review process.
City of Atascadero
Resolution No.2003-061
Page 16 of 25
EXHIBIT B:Site Plan
J. ...�..
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City of Atascadero
Resolution No.2003-061
Page 17 of 25
EXHIBIT Q Statistical Summary of Project
Proposed Project Summary
Lot Area 5989 sf 5441 sf 8109 sf 5195 sf
Building Footprint 1222 sf 1222 sf 1690 sf 1420 sf
not to exceed 35% 20% 23% 20% 27%
Landscaped Area 2828 sf 3864 sf 2890 sf 3012 sf
minimum 40%required) 48% 71% 360/6 58%
Covered Parking 2 space 2 space 1 spaces 1 spaces
Guest Parking 2 space 2 space 1 space 1 space
Floor Plan A A B Existing
Lower Living Area 8741 8741 1230 1040
Upper Living Area 13951 13951 0 0
Garage 624 sfJ 624 sfJ 380 sf 1 380 sf
City of Atascadero
Resolution No.2003-061
Page 18 of 25
EXHIBIT D:Landscape Plan
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City of Atascadero
Resolution No.2003-061
Page 20 of 25
EXHIBIT F:Lot 1 -ELEVATIONS AND FLOOR PLANS - PLAN A&B
0
ROSARIO AVE. (FRONT) ELEVATION LEFT SIDE ELEVATION
a®® moo®
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_ RIGHT SIDE ELEVATION _ TUNITUS AVE. (REAR) ELEVATION
City of Atascadero
Resolution No.2003-061
Page 21 of 25
EXHIBIT G:Lot 1 -ELEVATIONS-UNIT C
013 C
W W W W w ARIGHT SIDE ELEVATION
REAR ELEVATION FRONT ELEVATION
City of Atascadero
Resolution No.2003-061
Page 22 of 25
EXHIBIT H:UNIT A&B FLOOR PLANS
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City of Atascadero
Resolution No.2003-061
Page 23 of 25
EXHIBIT H:UNIT A&B FLOOR PLANS
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City of Atascadero
Resolution No.2003-061
Page 24 of 25
EXHIBIT 1:UNITA C FLOOR PLANS
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