HomeMy WebLinkAboutResolution 2004-032 RESOLUTION 2004-032
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 2003-0113, ADOPTING A MASTER PLAN OF DEVELOPMENT
FOR A PD-7 OVERLAY ZONING DISTRICT ON APN 029-292-044
(5680 Rosario, 5495 Olmeda Ave/Madruga)
WHEREAS, an application has been received from Rodney Madruga (5495 Olmeda
Ave, Atascadero, CA 93422), Applicant, 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 five lot
residential Tentative Parcel Map on APN 029-292-044, 017 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 March 16, 2004, studied and considered the Master Plan of Development
(CUP 2003-0113), 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 April 13, 2004,
studied and considered the Master Plan of Development (CUP 2003-0113) for Zone Change
2002-0065, 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.2004-032
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-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.
SECTION 3. Approval. The Atascadero City Council, in a regular session assembled
on April 13, 2004, resolved to approve Conditional use Permit 2003-0113 subject to the
following:
EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
EXHIBIT B: Site plan
EXHIBIT C: Landscape Plan
EXHIBIT D: Fencing Design
EXHIBIT E: Statistical Summary
EXHIBIT F: Grading and Drainage Plan
EXHIBIT G: Lot 1: Elevations
EXHIBIT H: Lot 2: Elevations
EXHIBIT I: Lot 3: Elevations
EXHIBIT J: Lot 4: Elevations
EXHIBIT K: Exterior Color&Material Sample Board
EXHIBIT L: Arborist Report
City of Ataseadero
Resolution No.2004-032
Page 3 of 32
On motion by Council Member O'Malley and seconded by Council Member Pacas, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members O'Malley, Pacas, Scalise, and Mayor Luna
NOES: Council Member Clay
ABSTAIN: None
ABSENT: None
CITY O TASCADE
By:
Dr. George Luna, Mayor
ATTEST:
M94 &4') Mc(�A4.e ,,
Marcia McClure Torgerson, C.M.C., Ci Clerk
APPROVED AS TO FORM:
Ud, i"t /
Roy V
anley, City Attorn
City of Atascadero
Resolution No.2004-032
Page 4 of 32
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-7 Master Plan of Development(CUP 2003-0113)/ZCH 2003-0065
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave GP Business License services
GP:Grading Permit BS:Building
PD-7 Master Plan of Development BP:Building Permit Sendaes
CUP 2003-0113/ZCH 2003-0065 T Final Inspection PD:PoliceD:Fire epartmem
TO:Temporary
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attorney
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 valid FM PS
concurrently with the life of Tentative Tract Map 2003-
0038 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 Exhibit B,C,G,H,I,J and F with the following
modifications,subject to staff approval:
• Staff shall review and approve final color selections
for neighborhood compatibility and consistency with
the approved Master Plan of Development.
■ Garage doors shall of architectural grade and shall be
painted to match the body color of each unit.Half
circle elements shall be replaced with solid or square
window panels subject to staff review.
City of Atascadero
Resolution No.2004-032
Page 5 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave GP Business license senates
GP:Grating Permit BS:Building
PD-7 Master Plan of Development BP:Building Pernit Senate
FI: Final Inspection FD:Fire Department
CUP 2003-0113/ZCH 2003-0065 TO:Temporary PD:Palle
Occupancy Department
FO:Rnal Occupancy CE:City Engineer
WN:Wastewater
CA:City Attorney
■ Windows shall be single or double hung vinyl and
shall be complimentary in color to the color schemes
shown in EXHIBIT K.
■ Roof material is to be of architectural grade.
7. The project shall include a landscaped buffer between the
historic colony home and the project site.This buffer area
shall include the following:
■ Porous pavers along the shared portion of the
driveway
■ Retention of the oak tree cluster straddling the project
site and the adjacent historic colony home property
■ Additional landscaping within the easement area
8. All site development shall be consistent with the maximum BP/FM PS
intensities described in the statistical project summary as
shown on EXHIBIT E.
9. 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 and F.
10. A final landscape and irrigation plan shall be approved BP PS
prior to the issuance of building permits and included as
part of site improvement plan consistent with EXHIBIT C.
All exterior meters,air conditioning units and mechanical
equipment shall be screened with landscape material.
Trash/recycle container areas shall be screened with
fencing or landscape.
• All front yards and street facing side yards shall be
landscaped by the developer. All landscape maintenance
shall be the responsibility of the individual property owner.
• Street trees shall be 24"-box trees with a minimum of two
additional tree along Rosario Ave.
■ 15-gallon shade trees shall be installed within the front
yard areas of Lots 1,2,and 3.
• All required landscape trees shall be double staked upon
installation.
■ The drainage basin shall include low-lying ground cover
designed to preserve the effectiveness of the basin as
City of Atascadero
Resolution No.2004-032
Page 6 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 OGP
lmeda Ave Business GensServicesGP:Grading Permit
BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
Fl: Final Inspection FD:Fire Department
CUP 2003-01132CH 2003-0065 To:Temporary PD:Police
Occupancy Department
FO:Final Occupancy CE:City Engineer
W W:Wastewater
CA City Attorney
engineered.
11. All project fencing shall be installed consistent with BP PS
EXHIBIT C and D subject to the following modifications:
a. Fencing along the Rosario and Olmeda frontages
shall be a maximum of 3 feet in height.
b. No fencing shall be placed within the required front
yard setbacks as measured from Rosario Ave,
Olmeda Ave,and/or the private driveway.
c. The design of all fencing shall be compatible with the
overall project design,subject to staff approval
d. No fencing shall be located within the north
landscape buffer area adjacent to the historic colony
home.
12. The retaining wall along the Rosario frontage shall be
constructed of a style and type chosen by the developer.
13. A Tree Protection Plan shall be prepared for GP PS
encroachment within the dripline of native trees located on BP
the subject parcel and any adjacent properties.
14. 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 5.00%of the construction valuation of each of the
market rate units.
15. All exterior material finishes(stucco,materials,lighting, BP PS
garage doors)shall be durable,high quality,and
consistent with Exhibit H.
16. Workforce Housing FM PS,CE
Prior to recordation of final map,the applicant shall enter into a
legal agreement with the City to reserve 1/2 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.2004-032
Page 7 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave BL:Business License services
GP:Greying Perrit BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
FI: Final Inspection FD:Fre Department
CUP 2003-0113/ZCH 2003-0065 TO:Temporary PD:Police
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
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;and
■ The City Attorney shall approve the final form of the
agreement.
17. CC&R's shall include language, and a deed restriction
shall be recorded on parcel one,which prohibits alteration
of the drainage basin and/or historic property landscape
buffer without written approval from the Community
Development Director.
Building Services
18. 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
19. A minimum 16'paved with 20'total clear width access FM PS,CE
with a minimum head clearance of 13'-6"is to be
provided to Lots 1,2,and 3. Lot 4 shall provide a
minimum of 12-foot wide paved access for the portion of
the driveway located on parcel 4.Twenty-foot clear
width may be provided with use of turf block or low-lying
shrubs along the west side for emergency vehicle
access.
20. The location of all existing and proposed fire hydrants FM CE
shall be shown on subsequent building permit
applications.
21. A letter shall be provided from Atascadero Mutual Water FM CE
Company stating the minimum expected water available
to the site. Amount available mustmeet minimum
requirement specified in the California Fire Code.
22. Address signage design shall be provided prior to FM CE
issuance of any subsequent building permits.
City of Atascadero
Resolution No.2004-032
Page 8 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave G Business License BSMO�
GP:Grading Permit 85:Building
PD-7 Master Plan of Development BP:Building Permit services
CUP 2003-0113/ZCH 2003-0065 FI: Final Inspection Po:PaDepartment
Occupancy
Temporary Department
Occupancy
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attorney
23. Fire lanes shall be delineated to restrict parking as FM CE
required by the Fire Authority.
24. Unit 4 shall be fire sprinklered,subject to the approval
of the fire department.
City Engineer Standard Conditions
25. All public improvements shall be constructed in SP CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings
and/or as directed by the City Engineer.
26. In the event that the applicant is allowed to bond for the FM CE
public improvements required as a condition of the final
map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
27. An engineer's estimate of probable cost shall be FM CE
submitted for review and approval by the City Engineer
to determine the amount of the bond.
28. The Subdivision Improvement Agreement shall record FM CE
concurrently with the Final Map.
29. An encroachment permit shall be obtained prior to the BP CE
issuance of building permit.
30. The applicant shall enter into a Plan Check/Inspection BP CE
agreement with the City.
31. A six (6) foot Public Utility Easement (PUE) shall be FM CE
provided contiguous to the Rosario and Olmeda
property frontage.
32. The applicant shall be responsible for the relocation BP CE
and/or alteration of existing utilities.
33. The applicant shall install all new utilities (water, gas, BP CE
electric,cable TV and telephone)underground. Utilities
shall be extended to the property line frontage of each
lot or its public utility easement.
34. The applicant shall monument all property corners for BP CE
construction control and shall promptly replace them if
disturbed.
35. The applicant shall acquire title interest in any off-site BP CE
land that may be required to allow for the construction
of the improvements. The applicant shall bear all costs
City of Atascadero
Resolution No.2004-032
Page 9 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave BL:Bu
G ani License Services
GP:Grading Pemrt BS:Building
PD-7 Master Plan of Development BP:Building Permit Se^^oss
CUP 2003-0113/ZCH 2003-0065 F: Final Inspection PD:PoliceD:Pire epartment
TO:Temporary Department
Occupancyupancy
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attorney
associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent
property owners whose ingress and egress is affected
by these improvements.
36. Slope easements shall be provided as needed to FM CE
accommodate cut of fill slopes.
37. Drainage easements shall be provided as needed to FM CE
accommodate both public and private drainage
facilities.
38. A preliminary subdivision guarantee shall be submitted FM CE
for review in conjunction with the processing of the map.
39. All existing and proposed utility, pipeline, open space, FM 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.
40. The final map shall be signed by the City Engineer prior FM CE
to the map being placed on the agenda for City Council
acceptance.
41. Prior to recording the final map, the applicant shall FM CE
submit a map drawn in substantial conformance with
the approved tentative map and in compliance with all
conditions set forth herein.The map shall be submitted
for review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision
Ordinance.
42. Prior to recording the parcel map,the applicant shall set FM 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.
43. Prior to recording the tract map,the applicant shall pay FM CE
all outstanding plan check/inspection fees.
44. Prior to recording the map,the applicant shall complete FM CE
all improvements required by these conditions of
approval.
45. Prior to recording the tract map,the applicant shall have FM CE
the map reviewed by all applicable public and private
City of Atascadero
Resolution No.2004-032
Page 10 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave BL:Business License Services
GP:Grading Permit BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
FI:Final Inspection FD:Fre Department
CUP 2003-0113/ZCH 2003-0065 TO:Temporary PD:Police
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attomey
utility companies (cable, telephone, gas, electric,
Atascadero Mutual Water Company). The applicant
shall obtain a letter from each utility company indicating
their review of the map. The letter shall identify any
new easements that may be required by the utility
company. A copy of the letter shall be submitted to the
City. New easements shall be shown on the parcel
map.
46. Upon recording the final map, the applicant shall FM CE
provide the City with a black line clear Mylar (0.4 mil)
copy and a blue line print of the recorded map.
47. Prior to the final inspection of any public improvements, FI CE
the applicant shall submit a written statement from a
registered civil engineer that all work has been
completed and is in full compliance with the approved
plans.
48. Prior to the final inspection,the applicant shall submit a FI CE
written certification from a registered civil engineer or
land surveyor that all survey monuments have been set
as shown on the final map.
49. Prior to the issuance of building permits the applicant BP CE
shall submit a grading and drainage plan prepared by a
registered civil engineer for review and approval by the
City Engineer.
50. A homeowners association,or other funding and FM PW
maintenance agreement shall be submitted for
approval by the City Engineer and City Attorney prior
to recording the final map. The agreement shall
cover scheduled maintenance of the pervious pavers,
and maintenance of the drainage facilities.
City Engineer Project Conditions
51. All frontage improvements shall be constructed on CE
Rosario Frontage. Improvements shall include
widening Rosario and constructing concrete curb,gutter
and sidewalk.
52. Existing retaining wall shall be removed from right-of- BP CE
way. Appropriate permits shall be acquired by applicant
prior to constructing wall.
53. Drainage inlet shall be installed at corner of Rosario and BP CE
Olmeda,and connected to new improvements.
City of Atascadero
Resolution No.2004-032
Page 11 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave GP:Grading 13L:13uding License services;Pemrt BS:Building
PD-7 Master Plan of Development 1313:Building Permit services
CUP 2003-0113/ZCH 2003-0065 Fl:Final Inspection PD: Polir�D:Fire Department
TO:Temporary
OccupancyDepartment
FO:Final O 'upancy CE:City Engineer
WN:Wastewater
CA City Attorney
54. A single detention basin shall be provided on the BP CE
property. The detention basin shall be sized to provide
for a 50-year storm with a 2-year storm release. The
outlet of the basin shall drain through a sidewalk
underdrain.
55. A drainage easement for the detention basin shall be FM CE
provided. Drainage shall cross property lines only
within drainage easements. Provide drainage
easements along all proposed drainage paths.
Wastewater Department Standard Conditions
56. Applicant shall pay sewer Extension (Annexation), BP CE
Connection and Reimbursement fees (if
applicable) upon issuance of building permit.
57. Wastewater piping serving fixtures which have BP CE
flood level rims located below the elevation of the
next upstream manhole cover of the public or
private sewer serving such wastewater 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
58. All wastewater piping outside of right-of-way BP CE
shall be private.
Atascadero Mutual Water Company
59. Before recordation of the final map,the applicant BP BS
shall submit plans to AMWC for the water distribution
facilities needed to serve the project. AMWC shall
review and approve the plans before construction
begins on the water system improvements. All new
water distribution facilities shall be constructed in
conformance with AMWC Standards and Details and
the California Waterworks Standards(Code of
Regulations Title 22, Division 4,Chapter 16). All
cross-connection devices shall conform to AWWA
and California Department of Health Services
standards.
60. Before the start of construction on the water system BP BS
improvements,the applicant shall pay all installation
and connection fees required by AMWC. Subject to
the approval of AMWC,the applicant may enter in to
City of Atascadero
Resolution No.2004-032
Page 12 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave BL,Business license Services
GP:Grading Permit BS:Building
PD-7 Master Plan of Development BP:Building Permit services
FI:Final Inspection FD:Fre Department
CUP 2003-01132CH 2003-0065 TO:Temporary PD:Police
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attorney
a"deferred connection"agreement.
61. Before issuance of building permits,the applicant BP BS
shall obtain a"Will Serve"letter from AMWC for the
newly created lots within the subdivision.
62. Private easements may be needed for the private BP BS
water service lines that serve parcels created by
parcel map which do not front on Rosario.
Mitigation Measures
BP PS 1.d.1
Mitigation Measure 1.d.1: If exterior lighting is proposed, it
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 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 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
• 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).
City of Atascadero
Resolution No.2004-032
Page 13 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave GBL:
P Business worse BSn^�
GP:Grading Pemwt BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
FI: Final Inspection FD:Fire Department
CUP 2003-0113/ZCH 2003-0065 TO:Temporery PD:Police
Occupancy Department
FO:Final Occupancy CE:Qty Engineer
WW:Wastewater
CA City Attorney
Section 6.4: Activity Management Techniques
• Develop a comprehensive construction activity
management plan designed to minimize the amount
of large construction equipment operating during any
given time period.
• Schedule of construction truck trips during non-peak
hours to reduce peak hour emissions.
• Limit the length of the construction workday period, if
necessary.
• Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,
demolition and building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site.
Increased watering frequency would be required
whenever wind speeds exceed 15 mph. Reclaimed(non-
potable)water should be used whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the
approved project re-vegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities.
E. Exposed ground areas that are plann4ed to be reworked
at dates greater than one month after initial grading should
be sown with a fast-germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to re-vegetation should
be stabilized using approved chemical soil binder,jute
netting,or other methods approved in advance by the
APCD.
G. All roadways,driveways,sidewalks,etc,to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt,sand,soil,or other loose materials
are to be covered or should maintain at least two feet of
freeboard(minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets,or was off trucks and
equipment leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where
feasible.
City of Atascadero
Resolution No.2004-032
Page 14 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
BIL:5680 Rosario Ave/5495 Olmeda Ave GP GraBusding
License BS:Buie
GP:Grading Pemit BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
FI:Final Inspection FD:Fire Department
CUP 2003-0113/ZCH 2003-0065 TO:Temporary PD:Police
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attorney
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 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.
Mitigation Measure 4.e.2: The Precise Grading Plan shall GP PS,CE 4.e.2
identify tree protection fencing around the dripline of each
existing on-site tree and/or native shrub mass within 20 feet of
construction activity.
Mitigation Measure 4.e.3: Grading and excavation and GP,BP PS,BS 4.e.3
grading work shall be consistent with the City of Atascadero
Tree Ordinance. Special precautions when working around
native trees include:
1. All existing trees outside of the limits of work shall
remain.
2. Earthwork shall not exceed the limits of the project
area.
3. Low branches in danger of being torn from trees shall
be pruned prior to any heavy equipment work being
done.
4. Vehicles and stockpiled material shall be stored
outside the dripline of all trees.
5. All trees within the area of work shall be fenced for
protection with 4-foot chain link,snow or safety
fencing placed per the approved tree protection plan.
Tree protection fencing shall be in place prior to any
site excavation or grading. Fencing shall remain in
place until completion of all construction activities.
6. Any roots that are encountered during excavation
shall be clean cut by hand and sealed with an
approved tree seal.
Mitigation Measure 4.e.4: The developer shall contract with a BP PS,BS 4.9.4
certified arborist during all phases of project implementation.
The certified arborists shall be responsible for monitoring the
project during all phases of construction through project
completion,as follows:
(a). A written agreement between the arborist and the
developer outlining a arborist monitoring schedule for
each construction phase through final inspection shall be
submitted to and approved by planningstaff prior to the
City of Atascadero
Resolution No.2004-032
Page 15 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave BL:
GP easiness license Services
GP:Grading Permit BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
FI:Final Inspection FD:Fre Department
CUP 2003-01132CH 2003-0065 TO:Temporary PD:Police
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA:City Attorney
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.
• 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,2-3'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.
• 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.
■ Gradina 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
City of Atascadero
Resolution No.2004-032
Page 16 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave GBL:
P Business License Se^do�
GP:Grading Permit BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
CUP 2003-0113/ZCH 2003-0065 Fl: Te Inspection Po:PaDepartment
TO:Temporary
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attorney
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.
(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 5.a.1:The project shall provide a pavered
driveway entrance to extend to the existing paving on the
adjacent parcel,consistent with the historic context of the
neighborhood.Pavers shall be individually set and shall be
bordered by a concrete mow strip.
Mitigation Measure 5.a.2: Landscaping shall include shade
trees in the front yards of the proposed units facing the historic
colony home.A minimum of 2 trees(15-gallon size min)shall
be installed within this area.
Mitigation Measure 6.b.1:The grading permit application plans GP BS 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
Engineer at the time of Building Permit application.
Mitigation Measure 6.c.d.1: A soils report shall be required to GP PS,BS,CE 6.c.d.1
be submitted with a future building permit by the building
City of Atascadero
Resolution No.2004-032
Page 17 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave GP Business License BSn^�
GP:Grading Perrnit BS:Building
PD-7 Master Plan of Development BP:Building Permit Services
CUP 2003-01132CH 2003-0065 Fl: Final Inspection Po: Pa�Departrnem
TO:Temporary
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA City Attorney
department.
Mitigation Measure 8.e.f.1: Should the disturbed area total GP PS,CE 8.0.1
one acre or greater,a Stormwater Pollution Prevention 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. Should the area of
disturbance total less than one acre in area,the applicant shall
include methods of erosion control and temporary site runoff
control,subject to the approval of the City Engineer.
Mitigation Measure 8.e.f.2: The Building Permit application BP PS,CE 8.0.2
plans shall identify Best Management Practices (BMPs)
appropriate to the uses conducted on site that effectively
prohibit the entry of pollutants into storm water runoff.
Mitigation Measure 8.e.f.3: The developer is responsible for BP PS,BS 8.e.L3
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.2004-032
Page 18 of 32
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
5680 Rosario Ave/5495 Olmeda Ave BL:Business License Se^tices
GP:Grading Pemtit ����9
PD-7 Master Plan of Development BP:Building Permit
FI: Final Inspection FD:Fire Department
CUP 2003-0113/ZCH 2003-0065 TO:Temporary PD:Police
Occupancy Department
FO:Final Occupancy CE:City Engineer
WW:Wastewater
CA:City Attorney
Mitioation Measure 11.d: All construction activities shall BR GP PS,BS 11.d
comply with the City of Atascadero Noise Ordinance for hours
of operation.
Construction activities shall be limited to the following hours of
operation:
• 7 a.m.to 7 p.m. Monday through Friday
• 9 a.m.to 6 p.m.Saturday
• No construction on Sunday
Further,particularly loud noises shall not occur before 8 a.m.
on weekdays and not at all on weekends.
The hours of construction may be modified by the Community
Development Director upon a determination that unusually
loud construction activities are having a significant impact on
the neighbors.
Failure to comply with the above-described hours of operation
may result in withholding of inspections and possible
construction prohibitions,subject to the review and approval of
the Community Development Director.
A sign shall be posted on-site with the hours of operation and
a telephone number of the person to be contacted in the event
of any violations. The details of such a sign shall be approved
by staff during the Grading Plan/Building Permit review
process.
City of Atascadero
Resolution No.2004-032
Page 19 of 32
EXHIBIT B:Site Plan
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City of Atascadero
Resolution No.2004-032
Page 20 of 32
EXHIBIT C:Landscape Plan
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City of Atascadero
Resolution No.2004-032
Page 21 of 32
EXHIBIT D:Fencing Design
`,e
City of Atascadero
Resolution No.2004-032
Page 22 of 32
EXHIBIT E:Statistical Summary of Project
Proposed Project Summary
Lot Area 4354 sf 3999 sf 3675 sf 3563 sf 12349 sf
Building Footprint 1 121 sf 947 sf 947 sf 1014 sf 2782 sf
(not to exceed 35%) 25% 24% 26% 28% 23%
Landscaped Area 2133 sf 1669 sf 1537 sf 1855 sf 6400 sf
(minimum 40%) 49% 42% 42% 52% 52%
Covered Parking 2 spaces 2 spaces 2 spaces 2 spaces 2 spaces
Guest Parking 2 spaces 2 spaces 2 spaces 1 spaces 2 spaces
Lower Living Area 528 455 455 528 2382
Upper Living Area 7091 6441 6441 709 0
City of Atascadero
Resolution No.2004-032
Page 23 of 32
EXHIBIT F:Grading and Drainage Plan
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City of Atascadero
Resolution No.2004-032
Page 24 of 32
EXHIBIT G:Lot 1:Elevations
3
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City of Atascadero
Resolution No.2004-032
Page 25 of 32
EXHIBIT H:Lot 2:Elevations
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City of Atascadero
Resolution No.2004-032
Page 26 of 32
EXHIBIT is Lot 3:Elevations
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City of Atascadero
Resolution No.2004-032
Page 27 of 32
EXHIBIT J:Lot 4:Elevations
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City of Atascadero
Resolution No.2004-032
Page 28 of 32
EXHIBIT K:Exterior Color&Material Sample Board
Lots 1 / Lots 2
ROSARIO AVENUE COLOR BOARD
LOT 1
i
Ill i��ll I iil
COMPOSITION ROOFING
COUNTRY MANSION
EXTERIOR SIDING
WOODLAND MYSTERY
TRIMSURREY BEIGE
ROSARIO AVENUE COLOR BOARD �I
LIDT 2
COMPOSITION F30ORNG
COUNTW EMT"
IN SIMERIOR
G,
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TRIM
TRY ISE I$E
City of Atascadero
Resolution No.2004-032
Page 29 of 32
EXHIBIT K:Exterior Color&Material Sample Board
Lots 3 / Lots 4
LOT3 100WAUN
'COMKOTION
I
EXTEMR NO
11� TM
TOURECD
Tr,apeyS
POSARIOAVENUE00LOR BOARD
LOT
COMPMT"ROOFING
SIDINGEXMOOR
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REG
SEP
tw ern
City of Atascadero
Resolution No.2004-032
Page 30 of 32
EXHIBIT L:Arborist Report
'l�.rrirriir 1. 2004-
Mr. Rodnc;y Madruga
("'(3 l -o%uric.+ and OltrIeda
, 11scaelero. CA 9K34322'
Dear' tier. illadrutnta`
,1'h 1'l rtx clI°zt't4cl h ' 1Z l`�' L'c)taSitltin lt)c. zit re ut.C:41 #�� iR,fictitily ttti t4`4'C S t`<►t thi, r4 pc�rt._.1`
h.avc signed the l()Wer"ril ltt ufrat4r c'►t'tlre plcliiti I.es �:4 r,1� Itic r tai>�.
The (:)Vcrall,sitc,.lea s a ;im l8 clurnp err-"l3L"S: o;s.tt tI'C es t l�yt"f't.'lt+,ilt!'t f)IF�E1 :(3tl F:l'14 I'tC.11"t}3
clitrani0` .,ici.tthe 1ti (1ccs �reh :ng rsieed 14ren)C � onlr ) 4ctcL�t ) 11r �
tilt;;
project. °l`lle,sctrces arc '.+nowint", rixit tialtgus(ArmiIlaria.melleia).:
due to this Fungus 1-recommend that. the ark), id tfie,drip-line-4t luld
tic a.,; r'ninimal a possible-and-all work within this;dip.-lir'rc ;hail l:rc• t'I)onitt)red bV an
arhtYrist elcrilt 'No=hije soil movement is twin,G'4)nd-Lic`ed, In a,acltlition.to this monitoring l'
r�eO 1111r1cr14'i pt1ivcr type' finish that allows- tllc'pcassa,14: Ofia t' Wid-14l tilc'rc'}tt't tt,itc� c�f'(11C
Proposed driveway Area he used. To obtain i,L:J'' ar lander*tcatl4lrng;of the t.te1"ll'rtlrcCtiflll'
Inc asures. the m'mneil/develc)per *;lrx-1 I revim iiii- report with al;'contnacte)r,kind a I
perr;on al that will be %brking on the presj;.0. In addition t would rLxommet!.J that rl
cititctae tcir�; cil el uhc.c)rriractc.)rs re;aacfi ancf siv,n the, 'i'rec i'r i!.et tie;i) t''l,.i.n t4)aa4:k=�cav,ic�4it}c tl�e
mitMPI''ie)I1 rn zasutcer .gat hand.
Tlle�tre4rs 111:xiin mitigation Ineasure: liravt'hetal Identified With yet1C)vv taalye. The trees;
were numbered,and the: triatlk eiianieter(1`1)(311) has becii (.1matm nted on the attached
spretadshcet._
I)urim, all phase-.,e)l'cc)nstru4ati4stl ai.rtei Limit the pro}j xt .ts e:mllplt.tetl tile, l,i,, 4.,4,ixl#� tree:
'prolectie)n Aand'.1rcis s i all be in place:;incl prae iced tier all t;re(i
City of Atascadero
Resolution No.2004-032
Page 31 of 32
EXHIBIT M:Arborist Report
application of moderate arnounts of nitrogen fertilizer. Applicant's arborist shall
advise.
3. Chip Mulch: All areas within the driplines of the trees that cannot be fenced shall
receive a 4-6"layer of chip mulch to retain moisture., soil structure and reduce the
affects of soil compaction.
4. Treaching Within The Drip-line: All trenching under the driplines of native trees
shal I be hand-dug,augured or bored,and all major roots shall be avoided whenever
possible. All exposed roots larger than I"in diameter shall he`cut clean"with a
sharp pruning tool and not ragged.
5. Grading Within the Dripline: Grading should not encroach within the dripline. 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 pounding condition and
excavations should not leave the trees on a rapidly draining mound.
6. Exposed Roots: Any exposed roots shall be recovered the same day they were
exposed.
7. Paving Within the Drip-line. Pervious surfacing is preferred within the drip-line of
any oak.trees.
K. Compaction: Vehicles and ail heavy equipment shall not be driven under the trees,
as this will contribute to soil compaction.
9. Existing Surfaces: The existing ground surface within the dripline of all Oak trees
shall not be cut, filled,compacted or pared.
10. Construction Materials and Waste-No liquid or solid excess or waste construction
materials shall be dumped on the ground or into any area between the dripline of any
Oak trues.
11.Arborist Monitoring: During construction an arborist shall be present when
encroaching within the dripline of any Oak tree.
12. Pre-Construction Meeting: An on-site pre-construction meeting with the Arborist,
Owner, Planning Staff,and the earth moving team shalt be required for this project.
Prior to final occupancy, a letter from thearborist 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 activity that encroached into the dripline of the native trees,and that all work
in these areas was done to standards and methods set by the arborist.
Please came if'I may be of any future assistance to you for this project.
Steven G. Alvarez
Certified Arborist#WC-0511
City of Atascadero
Resolution No.2004-032
Page 32 of 32
EXHIBIT M:Arborist Report
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