HomeMy WebLinkAboutResolution 2004-003 RESOLUTION NO. 2004-003
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO APPROVING CONDITIONAL USE PERMIT 2003-0098,
ADOPTING A MASTER PLAN OF DEVELOPMENT FOR THE PD-17
OVERLAY ZONING DISTRICT ON APN 049-102-055
(4900 OBISPO ROAD / SHORES)
WHEREAS, an application has been received from Ron Shores (2940 Ardilla Way,
Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone
change from RSF-X (Residential Single-Family) to RSF-X / PD-17 (Residential Single-Family
with Planned Development Overlay #17) with the adoption of a Master Plan of Development,
and a eight-lot residential Tentative Tract Map on APN 049-102-055 and,
WHEREAS, the site's General Plan Designation is SFR-X (Single-Family Residential -
X); and,
WHEREAS, the site's current zoning district is RSF-X (Residential Single-Family); and
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a PD-17 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 2003-0098) for Zone Change 2003-0048, 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 December 9,
2003, studied and considered the Master Plan of Development (CUP 2003-0098) for Zone
Change 2003-0048, 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 Ataseadero
Resolution No.2004-003
Page 2 of 32
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-17 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,
1. 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 December 9, 2003, resolves to approve Conditional Use Permit 2003-0098, a Master Plan of
Development for Zone Change 2003-0048 subject to the following:
1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
2. EXHIBIT B: Site Plan
3. EXHIBIT C: Statistical Summary of Project
4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Grading and Drainage Plan
6. EXHIBIT F: Elevations and Floor Plans
7. EXHIBIT G: Exterior Color&Material Sample Board
8. EXHIBIT H: Landscape Buffer Plan & Sections
City of Atascadero
Resolution No.2004-003
Page 3 of 32
On motion by Council Member Scalise and seconded by Council Member Clay, the
foregoing Resolution is hereby adopted in its entirety by the following roll call vote:
AYES: Council Members Clay, O'Malley, and Scalise
NOES: Council Member Pacas and Mayor Luna
ABSENT: None
ADOPTED: January 27, 2004
CITY O ATASCAD O
By:
Dr. eorge Luna, Mayor
ATTEST:
Ykd,4� M
Marcia McClure Torgerson, C.M.C., City Jerk
APPROVED AS TO FORM:
�j C �
Roy A anley, City Attorn
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
4900 Obispo Road GP:Grading Pennd FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development Fl:Final Inspection CE:City Engineer
TO:TemporaryOccupancy WW:Wastewater
CUP 2003.0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
Planning Services
1. The approval of this zone change and use permit shall BP PS
become 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 2003-
0032 and then indefinitely following final map. The Master
Plan of Development approval shall expire and become
null and void unless a final map is recorded consistent
with the Master Plan of Development.
3. Changes to the Master Plan of Development shall be On-going PS
approved by the Planning Commission and do not require
Council action.
4. The Community Development Department shall have the BP/FM PS
authority to approve the following minor changes to the
project the(1)modify the site plan project by less than
10%,(2)result in a superior site design or appearance,
and/or(3)address a construction design issue that is not
substantive to the Master Plan of Development. The
Planning Commission shall have the final authority to
approve any other changes to the Master Plan of
Development and any associated Tentative Maps.
5. All subsequent Tentative Tract 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 be BP PS
consistent with the Master Plan of Development as shown
in Exhibits B-G.
7. All site development shall be consistent with the maximum BP/FM PS
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.
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 B
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Business License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development Fl:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
and D. 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 and street-facing side yards shall be landscaped
by the developer. All landscape maintenance shall be the
responsibility of the individual property owner.
All proposed tree locations,species,and sizes shall be as
identified in Exhibits B and D. Trees shall be double
staked.
Drainage detention basin shall be landscaped by the
developer and maintained by either the property owner or
the homeowner's association.
Driveways on lots 4 and 6 shall incorporate an initial 12-
foot width with a center 4-foot wide decorative paver
accent ribbon treatment.
10. All project fencing shall be installed consistent with BP PS
EXHIBIT B and D subject to the following modifications.
The design of all fencing shall be compatible with the
overall project design,subject to staff approval
11. Affordable Housing Requirement: The applicant shall set FM,BP PS,CE
aside two housing unit at the moderate category rate for a
period of 30 years.
12. Affordable Workforce Housing FM, BP PS,CE
Prior to recordation of final map, the applicant shall enter
into a legal agreement with the City to reserve t/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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Business License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
apply to the initial sale only;
■ The applicant shall identify which units to be reserved;
and
■ The applicant shall identify two units to be designated
as the deed-restricted affordable units at the
moderate income level for a 30-year period.
The City Attorney shall approve the final form of the
agreement.
13. All exterior material finishes(brick,stone,plank siding, BP PS
materials,lighting,garage doors)shall be durable,high
quality,and consistent with the architectural
appearance of each home.
A variety of garage doors shall be used,be of superior
design quality,and painted to match the residence main
body color.
14. Street terminus shall require the following,subject to BP,FM PS,CE
staff approval:
• Extension of sidewalk beyond driveway apron of
fronting Lot 5 to street terminus,for future roadway
extension.
• Extension of road improvements to property line.
• Temporary City standard fire turn-around at street
terminus,to be designed to meet city standards
and specific configuration to be approved by City
Engineer and Fire.
• Fire turn-around at street terminus,to be identified as
temporary and removed with future roadway
extension. Methods of identification and notice to
property owners and/or property deed notification shall
be subject to approval by City Engineer.
15. Deed notification shall be applied to each of the new FM PS,CE
lots, notifying homeowners that adjacent residential lots
may be used for agricultural purposes,including
keeping of livestock animals,facilities and equipment.
Building Services
16. 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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Bushes License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
for review by the Building Division.
Recommendations contained in the report are to be
incorporated into the project plans.
Fire Marshal
17. Final street name selection shall be consistent with BP PS, BS
the future street extension,subject to staff approval.
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
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
Drainage:
BP PW
21. The drainage basin shall be designed to detain the
50-year post development storm and release a 2-year
redevelo ment.
22. Lot 1 shall have a drainage basin fronting Obispo BP PW
Road and all storm water runoff from the new home
and driveway shall enter that basin. No additional
storm water will be conveyed to the existing driveway
bisecting the lot.
23. Drainage along the westerly property line shall be
released in a non-concentrated historical rate or
easements from the adjoining property for drainage
shall be acquired.
24. Storm water runoff from the projects improvements
must not drain across Obispo Road.A conveyance
device shall be constructed along the project frontage
to stop the increased flow.
25. All requirements of Section 5"Storm Drainage"of the BP PW
Engineering Department standard specifications and
drawings will be met.
26. Obtain approval by the City Engineer of the grading BP PW
and drainage plan and the storm drain design and
facilities prior to issuance of any gradingpermits.
27. Submit calculations to support the design of any BP PW
structures or pipes. Closed conduits shall be
designed to convey the 10-year flow with gravity flow;
the 25-year flow with head, and provide safe
conveyance for the 100 ear overflow.
28. Concentrated drainage from off-site and onto offsite BP PW
areas shall be conveyed across the project site in
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Bush License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003.0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
drainage easements. Acquire drainage easements
where needed. Drainage shall cross lot lines only
where a drainage easement has been provided.
Applicant shall provide copies of drainage easement
documents showing conveyance of concentrated
flows in drainage easements across adjoining
properties.
Frontage Improvements: BP PW
29. Obispo Road. Obispo road shall be evaluated using BP PW
a testing method approved by the City Engineer. The
road shall be reconstructed or overlayed as
recommended by the test results. The City Engineer
shall determine the appropriate Traffic Index(TI)for
this roadway. The road shall be constructed to
Engineering Standard Drawing No. 401 Type B.
30. All public improvements shall be designed by a BP PW
registered Civil Engineer and constructed in
conformance with the City Of Atascadero Engineering
Department Standard Specifications and Drawings or
as directed by the City Engineer.
Improvement Maintenance:
Street Improvements and landscaping.
31. The following items are the responsibility of this BP PW
development to maintain. They may be maintained
through a homeowners association, assessment
district, benefit assessment district, landscaping and
lighting district, City acceptance or other mechanism
to fund and perform short and long term
maintenance. This mechanism must be in place prior
to the final inspection on the improvements.
a. Road Improvements including road surface,curb,
gutter and sidewalk and drainage facilities on
Calle Miranda.
b. The drainage basin.
32. A sight distance traffic analysis shall be required to BP,FM PW
identify any specific project ingress/egress
improvements. Sight distance recommendations
shall be subject to City Engineer review and approval.
Wastewater:
33. A City of Atascadero Sewer Extension Performance BP PW
Agreement shall be executed.
34. SS mains shall be laid out in a straight line between BP PW
manholes. Curved sewer lines will be allowed only
under special circumstances.
35. Applicant shall pay sewer Extension (Annexation), BP PW
Connection and Reimbursement fees(if applicable)
upon issuance of building permit.
Conditions of Approval/ 'riming Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 F0:Final Occupancy CA:City Attomey
36. Final project inspection shall be contingent upon BP PW
completion of the public sewer extension and Public
Works final inspection.
37. Applicant shall construct public SS Main beginning at BP PW
SS Manhole in EI Camino Real approximately 320
feet north of Del Rio road,then east along Del Rio
Road to Obispo Road,then north to Obispo Road to
the project site.
38. Gravity mains shall terminate in manholes. BP PW
39. Gravity mains and other sewer facilities within the BP PW
subdivision shall be privately owned and maintained.
40. Private utility easements will be required for sewer BP PW
laterals that cross private property lines.
41. Sewer Drainage piping serving fixtures which have BP PW
flood level rims located below the elevation of the
next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected
from backflow of sewage by installing an approved
type backwater valve fixtures above such elevation
shall not discharge through the backwater valve.
42. Final project inspection shall be contingent upon BP PW
completion of the public sewer extension and Public
Works final inspection.
43. All public improvements shall be constructed in BP BS
conformance with the City Of Atascadero Engineering
Department Standard Specifications and Drawings
and/or as directed by the City Engineer.
44. In the event that the applicant is allowed to bond for BP PW
the public improvements required as a condition of
the final map,the applicant shall enter into a
Subdivision Improvement Agreement with the City
Council.
45. 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.
46. The Subdivision Improvement Agreement shall record BP PW
concurrently with the Final Map.
47. An encroachment permit shall be obtained prior to the BP BS
issuance of building permit.
48. The applicant shall enter into a Plan Check/Inspection BP PW
agreement with the City.
49. A six (6) foot Public Utility Easement (PUE) shall be BP BS
provided where needed.
50. The applicant shall be responsible for the relocation BP PW
and/or alteration of existing utilities.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Penni) FD:Fire Department
BP:Building Pemrt PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
51. The applicant shall install all new utilities (water, gas, BP PW
electric, cable TV and telephone) underground.
Utilities shall be extended to the property line frontage
of each lot or its public utility easement.
52. The applicant shall monument all property corners for BP PS/PW
construction control and shall promptly replace them
if disturbed.
53. The applicant shall acquire title interest in any off-site BP PS/PW
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.
54. Slope easements shall be provided as needed to BP PW
accommodate cut of fill slopes.
55. Drainage easements shall be provided as needed to BP BS
accommodate both public and private drainage
facilities.
56. Plan and Profile drawings of proposed SS facilities BP PW
shall be submitted for approval (Utility owner
signatures will be required).
57. A preliminary subdivision guarantee shall be BP PW
submitted for review in conjunction with the
processing of the map.
58. All existing and proposed utility, pipeline, open space, BP 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.
59. The final map shall be signed by the City Engineer BP PW
prior to the map being placed on the agenda for City
Council acceptance.
60. Prior to recording the final map, the applicant shall BP PW
submit a map drawn in substantial conformance with
the approved tentative map and in compliance with all
conditions set forth herein. The City in accordance
with the Subdivision Map Act and the City's
Subdivision Ordinance shall submit the map for
review and approval.
61. Prior to recording the final map,the applicant shall set BP PW
monuments at all new property corners. A registered
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL: us�ess License BS:Building Services
B
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
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.
62. Prior to recording the parcel map, the applicant shall BP PW
pay all outstanding plan check/inspection fees.
63. Prior to recording the map, the applicant shall SP PW
complete all improvements required by these
conditions of approval.
64. Prior to recording the parcel map, the applicant shall BP 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 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.
65. Prior to recording the final map, provisions for the BP PW
repair and maintenance of the private sewer shall be
included in the CC&R's for this tract. Included shall
be a mechanism to maintain the private sewer and
structures, such as homeowners association. The
City Engineer and City Attorney shall approve the
final form prior to recordation.
66. 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 and a
digital copy of the map.
67. 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.
68. Prior to the final inspection, the applicant shall submit BP PW
a written certification from a registered civil engineer
or land surveyor that all survey monuments have
been set as shown on the final map.
69. Applicant shall have six(6) months from public sewer BP PW
extension final inspection to submit accurate record
(as-built) drawings and a reimbursement
map/agreement that has been approved by the
Director of Public Works. After the six-month
deadline, all right to receive reimbursement from
others connecting the public sewer extension shall be
waived.
Atascadero Mutual Water Company
70. Prior to the recording of the Final Map of the issuance BP BS
of building permits,the applicant shall submit plans
showing the water distribution facilities required to
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Perk FD:Fire Department
BP:Building Permit P0:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003.0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
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.
71. Prior to starting the construction of improvements,the BP BS
applicant shall pay all installation and connection fees
required by AMWC.
72. Prior to the issuance of building permits,the applicant BP BS
shall obtain a"Will Serve"letter from the Atascadero
Mutual Water Company.
Mitigation Measures
Mitigation Measure 1.c.1: The following landscape mitigations BP BS,PS,CE 1.c.1
shall apply:
■ Proposed fencing location and height shall comply
with Atascadero Municipal Code.
• The project landscaping shall include residential front
yards, street facing side yards, Obispo Road
frontage, and a minimum 2 street trees per front yard
and street facing side yards.
■ The on-site retention basin shall be landscaped with
plant materials compatible with the surrounding area
while allowing the basin to function as engineered for
storm water management.
■ All proposed trees shall be shade trees of 15-gallon
size and double staked.
Mitigation Measure 1.c.2: The proposed homes shall include BP BS,PS,CE 1.c.2
the use of earth-tone paint and roof colors designed to blend
with the surrounding semi-rural environment and reduce the
potential for reflected light and glare.
Mitigation Measure 1.d.1: No on-site street lighting is BP BS,PS,CE 1.d.1
proposed. However, if exterior street lighting is proposed, it
shall be limited to the intersections only and 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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Peimfl FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003.0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
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.1: The project shall be conditioned to BP,GP BS,PS,CE 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
■ 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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:Cry Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 FO:Final Occupancy CA:Cily Attorney
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 finish grading of any
structure.
Mitigation Measure 4.e.1: The building permit site plan shall BP PS,BS,CE 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.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003.0048 FO:Final Occupancy CA:City Attorney
Mitigation Measure 4.e.2: The developer shall contract with a BP,GP PS,BS,CE 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) As specified by the arborist report and City staff:
■ Fencing: Must be a minimum of 4' high,chain link,
and snow or safety fence,staked at the drip-line or
line of encroachment for each tree or group of trees.
Tree fencing shall be erected before demolition,
grading, or construction begins and remains in place
until final inspection of the project permit, except for
work specifically required in the approved plans in
which case the project arborist or Planning Staff must
be consulted.
■ Warning Sian: A warning sign shall be prominently
displayed on each fence. The sign shall be a
minimum of 8.5 x 11-inches and clearly state:
WARNING-TREE PROTECTION ZONE-This fence
shall not be removed and is subject to a penalty
according to the AMC Section 1-3.01.
■ Soil Aeration Methods: Soils under drip-lines that
have been compacted by heavy equipment and/or
construction activities must be returned to their
original state before all work is completed. Methods
include water jetting, adding organic matter, and
boring small holes with an auger(18"deep,24 apart
with a 2-4"auger)and the application of moderate
amounts of nitrogen fertilizer. The arborist shall
advise.
■ Chip Mulch: All areas within the drip-line of the trees
that cannot be fenced shall receive a 4-6"layer of
chip mulch to retain moisture,soil structure and
reduce the effects of soil compaction.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Busin License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
■ Trenching within the Drip-line: All trenching under
drip-lines of native trees shall be hand dug, augured
or bored. All major roots shall be avoided whenever
possible. All exposed roots larger than 1"in diameter
shall be`clean cut with a sharp pruning tool and not
left ragged.
■ Grading within drip-line: Grading should not
encroach within the drip-line. If grading is necessary,
construction of retaining walls or tree wells or other
protection measures may be necessary to insure the
survivability of the trees. Chip mulch 4-6"in depth
may also be required in these areas. Grading should
not disrupt the normal drainage pattern around the
trees. Fills should not create a ponding condition and
excavations should not leave the tree on a rapidly
draining mound.
■ Exposed Roots: Any exposed roots shall be
recovered the same day they were exposed.
■ Paving within the Drip-line: Pervious surfacing is
required within the dripline of any oak trees.
• Compaction: Vehicles and all heavy equipment shall
not be driven under the trees,as this will contribute to
soil compaction.
■ Existing Surfaces: The existing ground surface within
the drip-line of all oak trees shall not be cut,filled,
compacted or pared.
■ Construction materials and waste: No liquid or solid
construction waste shall be dumped on the ground
within the drip-line of any oak tree.
• Arborist Monitoring: During construction an arborist
shall be present when encroaching within the dripline
of any Oak tree.
■ Pre-Construction Meeting: An on-site pre-
construction meeting with the Arborist,owner,
planning staff, and the earth moving team shall be
required for this project. Prior to final occupancy, a
letter from the arborist shall be required verifying the
health/condition of all impacted trees and providing
any recommendations for any additional mitigation.
The letter shall verify that the arborist was on site for
all grading and/or trenching activity that encroached
into the drip-line of the selected native trees, and that
all work done in these areas was completed to the
standards set forth above.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program
/Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Penni) FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development Fl:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003.0098/ZCH 2003-0048 FO:Final Occupancy CA:City Attorney
(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 6.b.1: The grading permit application GP PS,BS,CE 6.b.1
plans shall include erosion control measures to prevent soil,
dirt, and debris from entering the storm drain system during
and after construction. A separate plan shall be submitted for
this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application.
Mitigation Measure 6.c.1.: A soils report shall be required to BP,GP PS,BS,CE 6.0
be submitted with a future building permit by the building
department.
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention GP PS,BS,CE 8.e.f.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 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 11.d.1: All construction activities shall BP,GP PS,BS,CE 11.d.1
comply with the City of Atascadero Noise Ordinance for hours
of operation, and as follows:
Construction activities shall be limited to the following hours of
operation:
• 7 a.m.to 7 p.m. Monday through Friday
• 9 a.m.to 6 p.m. Saturday
• No construction on Sunday
Further, particularly loud noises shall not occur before 8 a.m.
on weekdays and not at all on weekends.
The 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.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
4900 Obispo Road GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
CUP 2003-0098/ZCH 2003.0048 FO:Final Occupancy CA:City Attorney
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.
EXHIBIT B:Site Plan
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EXHIBIT C:Statistical Summary of Project
Proposed Project Summary
PD--17 I MEND (35X MAX.) (40X MIN.)
LOT# NET LOT BLDG BLDG LANDSCAPE LANDSCAPE
AREA SF COVERAGE X AR REA
1 22287 2110 9.5X 10536 4 .3X
2152 is.6x 7078 X
14620 211014.4X 7 .4
EXHIBIT D: Landscape Pian
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EXHIBIT G: EXTERIOR COLOR&MATERIAL SAMPLE BOARD
4 HOUSECOLORS
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TRIM COLORS
3.
132 Arizona White '191 WWO 51no'd*Fa i31 A{�ite �E3 i l�c�isci::
,ELK COMPOSITION ROOF (30 YEAR,PRESIQUE,HIGH
jwAXjpLAArK FIBER CEMENT SIDING
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EXHIBIT H: LANDSCAPE BUFFER PLAN &SECTIONS