HomeMy WebLinkAboutResolution 2004-041 RESOLUTION NO. 2004-041
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 2003-0112, ADOPTING A MASTER PLAN OF
DEVELOPMENT FOR A PD-17 OVERLAY ZONE OF
APN 049-101-0099 010
(1325 EL CAMINO REAL/ GEARHART)
WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara
Avenue, 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) and an added zone
change of the subsequent Lot 32 to include an HS (Historic Site) overlay zone with the
adoption of a Master Plan of Development, and a thirty-two lot residential Tentative Tract
Map on APN 049-101-009, 010 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, General Plan SFR-X land use designation allows for the creation of
single-family planned development projects with a maximum density of four units per acre
on lots less than 0.5 acres net, and Zoning Ordinance Article 28 allows Planned Development
Overlay zones to be established to promote orderly and harmonious development and to
enhance the opportunity to best utilize special site characteristics; and,
WHEREAS, the Planning Commission has determined that it is in the best interest of
the City to enact this amendment to the Zoning Map to protect the health, safety and welfare
of its citizens by applying orderly development and expanding housing opportunities within
the City; 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 April 20, 2004, studied and considered the Master Plan of
City of Atascadero
Resolution No.2004-041
Page 2 of 33
Development (CUP 2003-0112), 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 May 11, 2004,
studied and considered the Master Plan of Development (CUP 2003-0112) for Zone Change
2002-0063, 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:
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,
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the Land Use Element.
SECTION 2. Findings for Approval of Tree Removal Permit. The City Council
finds as follows:
The tree is obstructing proposed improvements that cannot be
reasonably designed to avoid the need for tree removal, as
certified by a report from the Site Planner and determined by the
Community Development Department based on the following
factors:
■ Early consultation with the City;
■ Consideration of practical design alternatives;
■ Provision of cost comparisons (from applicant) for
practical design alternatives;
City of Atascadero,
Resolution No.2004-041
Page 3 of 33
■ If saving tree eliminates all reasonable uses of the
property; or
■ If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The Atascadero City Council, in a regular session
assembled on May 11, 2004, resolved to approve Conditional use Permit 2003-0112, a
Master Plan of Development for Zone Change 2003-0063 subject to the following:
1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development
3. EXHICIT C: Entrance Exhibit
4. EXHIBIT C: Statistical Summary of Project
5. EXHIBIT D: Entry Exhibit
6. EXHIBIT F: Tree Protection Plan
7. EXHIBIT G: Grading and Drainage Plan
8. EXHIBIT H: Utility Plan
9. EXHIBIT I: Elevations and Floor Plans
10. EXHIBIT J: Material Sample Board
On motion by Council Member O'Malley and seconded by Council Member Clay, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Clay, O'Malley, Scalise and Mayor Luna
NOES: Council Member Pacas
ABSENT: None
ADOPTED: May 11, 2004
CITY O TASCADE
By: Gc'''-�-'
Dr. George Luna, Mayor
ATTEST:
Marcia McClure Torgerson, C.M.C., Cit Jerk
APPROVED AS TO FORM:
Roy A anley, City Attorn
City of Atascadero
Resolution No.2004-041
Page 4 of 33
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-17 Master Plan of Development(CUP 2003-0112)/ZCH2O03-0063
Conditions of Approval/ Timing Responsibiiity Mitigatio
Mitigation Monitoring Program
(Monitoring n
Measure
PS:Planning Services
BL:Business License BS:Building Seftes
1325 EI Camino Real GP:Grading Permit FD:Fre Department
BP:Building Permit PD:Police Departrnent
PD-17 Master Plan of Development FI:Finallnspection CE:City Engineer
T0:Temporary WW:Wastewater
CUP 2003-0112/ZCH 2003-0063 occupancy CA,CityAHomey
F0:Final Occupancy
Planning Services
1. The approval of this zone change and use permit shall become BP PS
final and effective following City Council approval.
2. Approval of this Master Plan of Development shall be valid FM PS
concurrently with the life of Tentative Tract Map 2003-0037 and
then indefinitely following final map. The Master Plan of
Development approval shall expire and become null and void
unless a final map is recorded consistent with the Master Plan of
Development.
3. Changes to the Master Plan of Development shall be approved by On-going PS
the Planning Commission and do not require Council action.
4. The Community Development Department shall have the authority BP/FM PS
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 unless
appealed to the City Council
5. All subsequent Tentative Tract Map and construction permits shall BP/FM PS
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 s B-H.
7. All site development shall be consistent with the maximum BP/FM PS
intensities described in the statistical project summary as shown
on Exhibit D.
8. All site work,grading and site improvements shall be consistent BP/FM PS
with the Master Plan of Development as shown in Exhibit G
9. A final landscape and irrigation plan shall be approved prior to the BP PS
issuance of building permits and included as part of site
improvement plan consistent with EXHIBIT B,C,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.
City of Atascadero
Resolution No.2004-041
Page 5 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
PS:Planning Services Measure
BL:Business license BS:Buil ft Seftes
1325 EI Camino Real GP:Graft Penn! FD:FireDepadmant
BP Building Peri i PD:Police Department
PD-17 Master Plan of Development Fl:Final Inspection CE:Illy Engineer
T0:Temporary WW:Wastewater
CUP 2003-0112/ZCH 2003-0063 0rxapancy caCity attomey
F0:Final Occupancy
The developer shall landscape all front and street-facing side
yards. 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 C and E. Trees shall be double staked.
Lot 1: Drainage detention basins shall be landscaped by the
developer and maintained by either the property owner or the
homeowner's association.The open space area shall be
landscaped with drought tolerant vegetation and shall be designed
as a passive neighborhood park feature.
Additional landscape buffering in the form of 15-gallon trees and
shrubs shall be planted along the rear yard properties of lots 15,
16, 17, 18,as feasible with plant selection,quantity and placement
subject to staff approval.
Landscaping underneath the canopy of existing native oak trees
shall utilize a 4 to 6 inch thick layer of mulch. Only compatible
native or drought resistant plant materials with special low-water
irrigation systems may be installed under the tree canopy,subject
to review and written approval of the project tree arborist,and
subject to final staff approval.
10. All project fencing shall be installed consistent with EXHIBIT E BP PS
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 designate FM,BP PS,CE
six deed-restricted units for a 30-year period as follows: six
moderate-income units.Such units shall be located throughout the
project and shall be subject to planning staff approval.
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/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;
The applicant shall provide reasonable proof to the City that at
least one of the qualified buyers is a resident or worker within
City of Atascadero
Resolution No.2004-041
Page 6 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
Measure
PS:Planning Services
BL:Business License BS:Building Services
1325 EI Camino Real GP:Grading Perm FD:Fire Deparlmerd
BP:Building Pemd PD:Police Depadrnant
PD-17 Master Plan of Development Fl:Finallnspectbn CE:C4 Engineer
C
CUP 2003-01122CH 2003-0063 Temporary AN:Waste
upency CA C4 Nbmayey
FO:Final Occupancy
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.
13. All exterior material finishes(brick,stone,clapboard siding,plaster BP PS
siding,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
architectural design quality,and be of stained wood finish or
painted to match the residence main body color.
14. Street terminus shall require the following,subject to staff BP,FM PS,CE
approval:
Deed notification to each property on the subject street that the
street will be extended in the future to possible future residential
development.
15. Tree mitigation shall include payment by the applicant of up to BP,FM PS,CE
$4,329.17 into the City tree replacement fund.
A mitigation bond payment equal to the mitigation fee shall be
collected for all native trees with impacts of greater than 5%.The
bond shall be held for 18 months following the project final.
16. The colony house shall be located on lot#32. Front yard and
street-facing side yard shall be landscaped by the applicant. The
lot shall include a deed restriction preventing the site from being
altered in any manner that would degrade the significance of this
historic house.The HS(Historic Structure)overlay zone
designation shall also be applied to Lot 32.
Any future alterations to the site or the residence will require a
Precise Plan application to be reviewed and approved by the
Planning Department.
Building Services
17. A soils investigation prepared by a licensed Geotechnical BP FM
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.
City of Atascadero
Resolution No.2004-041
Page 7 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
PS:Planning Services Measure
BL:Business License BS:Building Services
1325 EI Camino Real GP:Grading Permit FD:Fre 1)"Mnem
BP:Building Pearl PD:Police Department
PD-17 Master Plan of Development FI:Finallnspeftn CECOyEsgineer
TO:Temporary WW:Wastewater
CUP 2003-0112IZCH 2003-0063 Occupancy CA,CityAtlomey
F0:Final Oxupancy
Fire Marshal
18. Final street name selection shall be consistent with the future BP PS,BS
street extension,subject to staff approval.
19. Provide a letter from the Atascadero Mutual Water Company BP BS
stating the minimum expected water available to the site.
Amount available must meet min. requirement specified in the
California Fire Code.
20. Note approved address signage is to be provided. BP BS
21. Note on plans that fire lanes shall be delineated to restrict BP BS
parking as required by the Fire Authority.
City Engineer Project Conditions
Drainage:
22. All drainage facilities shall be designed and constructed in BP PW
accordance with the current City of Atascadero Engineering
Standards.
23. The applicant shall submit drainage calculations for review and
approval of the City Engineer.
24. All drainage basins shall detain the difference in the 2-year BP PW
storm runoff or the undeveloped site and the 50-year storm
runoff of the developed site. The outlet pipe or channel shall be
sized for the 2-year storm peak runoff rate for the undeveloped
site at full capacity.
25. The applicant shall address storm water detention to the BP/FM PW
satisfaction of the City Engineer,prior to grading and drainage
approval,or approval of the final map.
26. A homeowners association,or other funding and maintenance FM PW
agreement shall be submitted for approval by the City Engineer
and the City Attorney prior to recording the final map. The
agreement shall cover scheduled maintenance of the pervious
avers,and maintenance of the drainage facilities.
27. Existing drainage patterns from adjacent properties shall not be BP PW
obstructed.
28. All drainage from improvements shall cross property lines within BP PW
drainage easements.
29. Drainage at the rear of the lots must be carried across property BP PW
lines in a closed conduit.
Frontage Improvements: BP PW
30. Project shall include construction of curb,gutter and sidewalk BP PW
along entire EI Camino Real frontage.
31. Alignment of frontage improvements shall be approved by the BP PW
City Engineer.
32. The entry location of project on EI Camino Real shall be located BP PW
in such a location as to provide adequate site distance for
vehicles exiting project.
City of Atascadero
Resolution No.2004-041
Page 8 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
Measure
PS:Planning Services
BL:Business License BS:Building Services
1325 EI Camino Real GP.Grading Permit FD:Fireoepartmem
BP:Building Permit PD:Police Depadment
PD-17 Master Plan of Development FI:Finallnspecdon CE:CilyEngineer
CUP 2003-01 u
122CH 2003-0063 Temporary CA,Wastewater
pancy CA Cfi/Atlomey
F0:Final Occupancy
33. All utilities shall be undergrounded on EI Camino Real BP PW
Improvement Maintenance:
Street Improvements and landscaping.
34. All street improvements shall be constructed in accordance with BP PW
City of Atascadero Engineering Standards.
35. Prior to recording the final map,provisions for the repair and FM PW
maintenance of all street and landscaping improvements shall
be included in the CC&R's for this tract. Included shall be a
mechanism to maintain the streets and landscaping,such as a
homeowners association. The City Engineer and City Attorney
shall approve the final form prior to recordation.
Wastewater:
36. All onsite sewer mains shall be privately owned and maintained. BP PW
37. Prior to recording the final map, provisions for the repair and BP PW
maintenance of the private SS 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 a homeowners
association. The City Engineer and City Attorney shall approve
the final form prior to recordation.
38. Applicant shall pay sewer extension (Annexation),Connection BP PW
and Reimbursement fees(if applicable) upon issuance of
building permit.
39. Gravity mains within the subdivision shall be eight(8)inches in BP PW
diameter.
40. The sanitary sewer main on the south end of Copado Way, BP PW
shall not extend to the adjoining property or Carrizo Road.
Development south of project shall connect to future sewer
main,which shall run up Carrizo Road from EI Camino Real.
41. Drainage piping serving fixtures which have flood level rims BP PW
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. All sanitary sewer(SS) mains shall terminate in manholes BP PW
unless extension of the main,at some later date, is anticipated.
If extension of a SS main is anticipated,said SS main may
terminate in a cleanout providing the next downstream manhole
is less than 300 linear feet from the cleanout and that the point
of termination is not a reasonable location for a SS main angle
point or intersection.
City Engineer Standard Conditions
43. In the event that the applicant is allowed to bond for the public BP BS
improvements required as a condition of this map,the applicant
shall enter into a Subdivision Improvement Agreement with the
City Council.
City of Atascadero
Resolution No.2004-041
Page 9 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
PS:Planning Services Measure
BL:Business Wanes BS:Building Services
1325 EI Camino Real GP:Grading Permil FD:Fee Depanrnard
BP:Building Perm t PD:Police Department
PD-17 Master Plan of Development Fl:Final Inspection CE:Cily Engineer
TO:Temporary WW:Wastewater
CUP 2003-0112/ZCH 2003-0063 Occupancy CaCiyMomey
F0:Final Occupancy
44. An engineer's estimate of probable cost shall be submitted for BP PW
review and approval by the City Engineer to determine the
amount of the bond.
45. The Subdivision Improvement Agreement shall record FM PW
concurrently with the Final Map.
46. All public improvements shall be constructed in conformance BP PW
with the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City
Engineer.
47. The applicant shall enter into a Plan Check/inspection BP BS
agreement with the City.
48. The applicant shall be responsible for the relocation and/or BP PW
alteration of existing utilities.
49. The applicant shall install all new utilities (water, gas, electric, BP BS
cable TV and telephone) underground. Utilities shall be
extended to the property line frontage of each lot or its public
utility easement.
50. The applicant shall monument all property corners for BP PW
construction control and shall promptly replace them if
disturbed.
51. A preliminary subdivision guarantee shall be submitted for BP PW
review in conjunction with the processing of the parcel map.
52. All existing and proposed utility, pipeline, open space, or other BP PS/PW
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.
53. Prior to recording the tract map, the applicant shall submit a FM PS/PW
map drawn in substantial conformance with the approved
tentative map and in compliance with all conditions set forth
herein shall be submitted for review and approval by the City in
accordance with the Subdivision Map Act and the City's
Subdivision Ordinance.
54. Prior to recording the tract map, the applicant's surveyor shall FM PW
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.
55. Prior to recording the tract map, the applicant shall pay all FM BS
outstanding plan check/inspection fees.
City of Atascadero
Resolution No.2004-041
Pae 10 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
PS:Planning Servicab
Measure
BL:Business License BS:Building Services
1325 EI Camino Real GP:Grading Penn t FD:FireDeparlment
BP:Building Penmit PD:Poke DeparlmePo
PD-17 Master Plan of Development Fd:Final Inspection OE:Oily ftineer
TO:Temporary WW:Wastewater
CUP 2003-01122CH 2003-0063 Occupancy CACity anomey
F0:Final Occupancy
56. Prior to recording the tract map, the applicant shall have the FM PW
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.
57. Upon recording the final map, the applicant shall provide the FM PW
City with a black line clear Mylar (0.4 mil) copy and a blue line
print of the recorded map.
58. Prior to the final inspection of any public improvements, the BP PW
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.
Atascadero Mutual Water Company
59. Prior to the recording of the Final Map or the issuance of BP BS
building permits,the applicant shall submit plans showing the
water distribution facilities required to serve the project for
review and approval by the Atascadero Mutual Water Company
(AMWC). All 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. Prior to starting the construction of water system improvements, BP BS
the applicant shall pay all installation and connection fees
required by AMWC. Subject to the approval of the AMWC,the
applicant may enter into a deferred connection agreement.
61. Prior to the issuance of building permits,the applicant shall BP BS
obtain a"Will Serve"letter from the Atascadero Mutual Water
Company.
62. The water mains required to serve the project shall be laid out BP BS
in a grid or looped pattern and shall connect to the existing
water mains system,if possible.
63. The applicant shall provide AMWC with easements for those
water facilities proposed for operation and maintenance by
AMWC that are constructed outside of publicly maintained right-
of-ways.AMWC shall review the form and content of the
easements prior to recordation of the final map.
City of Atascadero
Resolution No.2004-041
Page 11 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring in
Measure
PS:Planning Services
13L Business License BS:Building Services
1325 El Camino Real GP:Grading Penmil FD:Fre Department
BP:Building Permil PD:Police Departmerd
PD-17 Master Plan of Development FI:Final lrepect ri CE.CdyEngirar
T0:Tenporary WW:Wastewater
CUP 2003-0112/ZCH 2003-0063 occupancy Ca Citywtomey
F0:Final Occupancy
64. The applicant shall submit a hydrolic analysis with the first plan
chack submittal of the water system improvements for the
project.The analysis should take into account the fire flows
required by the Uniform Fire Code and requirements of the
California Waterworks Standards.The applicant is responsible
for designing and constructing water system improvements that
will provide water at pressures and flows adequate for the
domestic and fire protection needs for the project.
65. The applicant shall obtain a separate landscape-irrigation
meter(s)from AMWC for the common areas within the project.
66. Landscaping for the common areas shall be drought-tolerant.
Before construction of the water system improvements,AMWC
shall review and approve the landscape plans for the common
areas within the project.The landscape plan submittal shall
incorporate the following:
• Plant list with Water Use Classification of Landscape
Species(WUCOLS) rating specified. Preference shall
be given to plants with very low(VL)and low(L)
WUCOLS ratings.
■ Justification for use of plants with WUCOLS rating of M
or greater.
■ Total landscaped area including hardscapes(patios,
walks,and decks)and planted areas and excluding
sidewalks,driveways,streets,and/or parking areas.
• The size and shape of turf areas shall promote for
efficient irrigation shall be no less than 8-feet wide.
Turf type shall be warm-season grasses.Turf areas
shall be kept to a minimum and shall be limited to
functional areas only.A goal of the landscape design
should be a total turf area of no more than 10%of the
total landscaped area.
67. Before construction of the water system improvements,AMWC
shall review and approve the irrigation plans for the common
areas within the project.The irrigation plan submittal shall
include the following:
■ Landscape irrigation meter location and size.
■ Backflow prevention device type, location,and
manufacturer.
■ Flow and precipitation rate for each circuit.
■ Irrigation schedules including schedules for
establishment period and post establishment period.
■ Total anticipated water application per circuit per
month for both schedules.
■ Total landscape water application.
■ Use of drip irrigation wherever possible.
■ A check valve shall be installed on the lowest head in
each sprinkler circuit.
Mitigation Measures
Mitigation Measure 1.c.1: The following landscape mitigations shall BP BS,PS,CE 1.C.1
apply:
City of Atascadero
Resolution No.2004-041
Pae 12 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
PS:Planning Services Measure
BL:Business License BS:Building Services
1325 El Camino Real GP:Grading Pamid FD:Fire Deparlinent
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development FI:Final nspection CE:City Engineer
T0:Tenporary WW:Wastewater
CUP 2003-01121ZCH 2003-0063 occupancy CA CityAnomey
F0:Final Occupancy
■ Proposed fencing location and height shall comply with
Atascadero Municipal Code.
■ The project landscaping shall include residential front yards,
street facing side yards, EI Camino Real frontage,and a
minimum 1 street tree per front yard and side street facing yard.
■ The on-site storm water and drainage detention 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 a minimum 15-gallon
size and double staked.
Mitigation Measure 1.c.2: The proposed homes shall include the use of BP BS,PS,CE 1.c.2
earth-tone paint and roof colors designed to blend with the surrounding
residential environment and reduce the potential for reflected light and
glare.
Mitigation Measure 1.d.1: If exterior street lighting is proposed, it shall BP BS,PS,CE 1.d.1
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 neighborhood setting,
subject to staff approval.
In addition,individual exterior home-owner lighting shall be restricted
through CC&R's and individual lot deed-restriction to prohibit high-
intensity lighting in excess of one-foot candle, limited in fixture height to
not exceed 10 feet,and utilize full cut-off,"hooded"lighting fixtures to
prevent offsite light spillage and glare.
Mitigation Measure 3.b.1: The project shall be conditioned to comply BP,GP BS,PS,CE 3.b.1
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
articulate filters CDPF or other District approved emission
City of Atascadero
Resolution No.2004-041
Pae 13 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program
/Monitoring in
Measure
PS:Planning Services
BL:Business license BS:Building Services
1325 EI Camino Real GP:Grading Pearn FD:FreDeparlmn!
BP:Building Perri[ PD:Police Deparirnant
PD-17 Master Plan of Development FI:Finallrepectbn CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2003-0112/ZCH 2003-0063 occupancy CACiyatomey
F0:Final Occupancy
reduction retrofit services(Required for projects grading more
than 4.0 acres of continuously worked area).
Section 6.4: Activity Management Techniques
■ Develop a comprehensive construction activity management
plan designed to minimize the amount of large construction
equipment operating during any given time period.
■ Schedule of construction truck trips during non-peak hours to
reduce peak hour emissions.
■ Limit the length of the construction workday period,if
necessary.
• Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,demolition
and building plan notes:
A Reduce the amount of the disturbed area where possible.
B Use of water trucks or sprinkler systems in sufficient quantities
to prevent airborne dust from leaving the site. Increased
watering frequency would be required whenever wind speeds
exceed 15 mph. Reclaimed(non-potable)water should be
used whenever possible.
C All dirt stockpile areas should be sprayed daily as needed.
D Permanent dust control measures identified in the approved
project re-vegetation and landscape plans should be
implemented as soon as possible following completion of any
soil disturbing activities.
E Exposed ground areas that are plann4ed to be reworked at
dates greater than one month after initial grading should be
sown with a fast-germinating native grass seed and watered
until vegetation is established.
F All disturbed soil areas not subject to re-vegetation should be
stabilized using approved chemical soil binder,jute netting,or
other methods approved in advance by the APCD.
G All roadways, driveways,sidewalks,etc,to be paved should be
complete as soon as possible. In addition,building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used.
H Vehicle speed for all construction vehicles shall not exceed 15
mph on any unpaved surface at the construction site.
I All trucks hauling dirt,sand,soil,or other loose materials are to
be covered or should maintain at least two feet of freeboard
(minimum vertical distance between top of load and top of
trailer)in accordance with CVC Section 23114.
J Install wheel washers where vehicles enter and exit unpaved
roads onto streets,or was off trucks and equipment leaving the
site.
K Sweep streets at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible.
The contractor or builder shall designate a person or persons to monitor
the dust control program and to order increased watering,as necessary,
City of Atascadero
Resolution No.2004-041
Pae 14 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program
(Monitoring n
PS:Planning Services Measure
BL:Business License BS:Building Services
1325 EI Camino Real GP:Grading Pernik FD:Fre Departrnent
BP:Building Pernit PD:Police DepaMient
PD-17 Master Plan of Development FI:Finallnspection CE:CkyEngineer
k
CkyA
CUP 2003-01122CH 2003-0063 upancy ca city Temporary WIN:
ttorney
F0:Final Occupancy
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 identify all BP PS,BS,CE 4.e.1
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 Measure4.e.2: All tree removals shall be mitigated as BP PS,BS,CE 4.e.2
prescribed by the Atascadero Native Tree Ordinance.
City of Atascadero
Resolution No.2004-041
Pae 15 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
Measure
PS:Planning Services
BL:Business License BS:Building Servbes
1325 EI Camino Real GP:Grading Pernik FD:FiireDepartmend
BP:Building Permit PD:Poke Department
PD-17 Master Plan of Development Fl:Finallnspeftri CE:UyEnginear
TO:Temporary WW:Wastewater
CUP 2003-01122CH 2003-0063 Occupancy CA Cit AbmW
F0:Final Occupancy
Mitigation Measure 4.e.3: The developer shall contract with a certified BR GP PS,BS,CE 4.e.3
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 arborist report and City staff: (See Attachment 4)
■ Fencing: Must be a minimum of 4'high,chain link,snow or
safety fence staked at the drip-line or line of encroachment for
each tree or group of trees. Tree fencing shall be erected
before demolition,grading,or construction begins. The owner
shall be responsible for maintaining an erect fence throughout
the construction period. The arborist(s)shall inspect the fence
placement once it is erected. This is mandatory for this project.
■ 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.
■ 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.
City of Atascadero
Resolution No.2004-041
Pae 16 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program
/Monitoring n
PS:Planning Servirss
Measure
BL:Business License BS:Building Services
1325 EI Camino Real GP:GradingPermt FD:FireDeparenent
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development Fl:Finallnspection CECiyEngineer
ler
CUP 2003-0112/ZCH 2003-0063 TOCcLparq:Tenpmry �'��"�ey
upancy CA Cily Attorney
F0:Final Occupancy
• Grading should not disrupt the normal drainage pattern around
the trees. Fills should not create a pending condition and
excavations should not leave the tree on a rapidly draining
mound. Grading shall be done by hand underneath the drip-
lines to avoid tearing any roots.
■ Exposed Roots: Any exposed roots shall be recovered the
same day they were exposed. If they cannot,they must be
covered with burlap or another suitable material and wetted
down 2X per day.
■ Paving within the Drip-line: Pervious surfacing is preferred
within the dripline of any oak trees. Arborist(s)will advise.
■ Equipment Operation: 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: An arborist shall be present for selected
activities(trees identified on spreadsheet—See attachment 5)
and pre-construction fence placement. The monitoring does not
necessarily have to be continuous but observational at times
during the above activities.
■ Pre-Construction Meeting: An on-site pre-construction meeting
with the Arborist,owner,planning staff,and the earth moving
team shall be required for this project. Prior to final occupancy,
a letter from the arborist shall be required verifying the
health/condition of all impacted trees and providing any
recommendations for any additional mitigation. The letter shall
verify that the arborist was on site for all grading and/or
trenching activity that encroached into the drip-line of the
selected native trees,and that all work done in these areas was
completed to the standards set forth above.
The total number of native trees to be removed for this project is
13 with a dbh of 379.5 inches.
(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.
City of Atascadero
Resolution No.2004-041
Page 17 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program
/Monitoring n
PS:Planning Services Measure
BL:Business License BS:Building Services
1325 EI Camino Real GP:Grading Permil FD:FireDepannnl
BP:Building Pen it PD:Pekoe Department
PD-17 Master Plan of Development FI:FinallnspWiDn CE:Ciry Engineer
T0:Temporary WW:Wastewater
CUP 2003-01122CH 2003-0063 00CWanq CA,Ciy AWmey
F0:Final Occuparq
Mitioation Measure 5.a.1: The proposed project shall incorporate the BP PS,BS 5.a.1
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 and proposed landscape
improvements to the overall project site,subject to staff review and
approval.
Mitigation Measure 5.a.2: Replacement of any exterior materials or BP PS,BS 5.a.2
design features on the original colony house 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 Covenants, BP PS,BS 5.a.3
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.a.4: The new detached garage to be constructed BP PS,BS 5.b.1
on the colony house lot shall be of similar design as the existing original
wood sided garage with wood doors and windows. The garage shall
incorporate a pair of single or double-hung wood windows on each side
and wood door design. A wood door may be added to any side. The
garage door shall be constructed of wood and have an architectural
appearance similar to the existing paired garage doors. The garage door
may be of roll-up function. The garage driveway shall have a 20-foot
minimum depth driveway.
Mitigation Measure 5.b.1: Should any cultural resources be unearthed BP PS,BS 5.16.1
during site development work,the provisions of CEQA-Section 15064.5,
will be followed to reduce impacts to a non-significant level.
Mitigation Measure 6.b.1: The grading permit application plans shall GP PS,BS,CE 6.16.1
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 be submitted BP,GP PS,BS,CE 6.c.1
with a future building permit by the building department.
Mitigation Measure 8e.f.1: A Storm water Pollution Prevention Plan GP PS,SS,CE 8.e.f.1
(SWPPP)/Erosion Control Plan shall be submitted and approved by the
City Engineer prior to the issuance of the building permit. The plan shall
include storm water measures for the operation and maintenance of the
project for the review and approval of the City Engineer. The Building
Permit application plans shall identify Best Management Practices
(BMPs) appropriate to the uses conducted on site that effectively prohibit
the entry of pollutants into storm water runoff.
City of Atascadero
Resolution No.2004-041
Pae 18 of 33
Conditions of Approval/ Timing Responsibility Mitigatio
Mitigation Monitoring Program /Monitoring n
Measure
PS:Planning Services
BL:Business License BS:Building Services
1325 EI Camino Real GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police Deparlrnem
PD-17 Master Plan of Development FI:Final nspection CE:CkEngineer
TO:Temporary WW:Wastewater
CUP 2003-0112/ZCH 2003-0063 oDCuparicy CA Cityntromey
F0:Final Occupancy
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring GP PS,BS,CE 8.e.f.2
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 comply with BR GP PS,BS,CE 11.d.1
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.
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.2004-041
Page 19 of 33
EXHIBIT B: Master Plan of Development
Pf JI
It
A
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P 3
I
9UI
Note: Refer to
Exhibit C for revised
entry alignment.
3
µ
City of Atascadero
Resolution No.2004-041
Page 20 of 33
EXHIBIT C: Statistical Summary of Project
Proposed Project Summary
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Note: Lots along EI Camino Real
shall be adjusted to accommodate
entry realignment and relocation of
on-site colony house to lot#32.
City of Atascadero
Resolution No.2004-041
Page 21 of 33
EXHIBIT D: Entry Exhibit
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City of Atascadero
Resolution No.2004-041
Page 22 of 33
EXHIBIT E: Landscape Plan
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City of Atascadero
Resolution No.2004-041
Page 24 of 33
EXHIBIT G:Grading and Drainage Plan
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City of Atascadero
Resolution No.2004-041
Page 26 of 33
EXHIBIT H: Utility Plan
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City of Atascadero
Resolution No.2004-041
Page 27 of 33
EXHIBIT H: Utility Pian
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City of Atascadero
Resolution No.2004-041
Page 28 of 33
EXHIBIT 1: ELEVATIONS AND FLOOR PLANS
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City of Atascadero
Resolution No.2004-041
Page 29 of 33
EXHIBIT 1: ELEVATIONS AND FLOOR PLANS
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City of Atascadero
Resolution No.2004-041
Page 30 of 33
EXHIBIT 1: ELEVATIONS AND FLOOR PLANS
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City of Atascadero
Resolution No.2004-041
Page 31 of 33
EXHIBIT I: ELEVATIONS AND FLOOR PLANS
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City of Atascadero
Resolution No.2004-041
Page 32 of 33
EXHIBIT 1: ELEVATIONS AND FLOOR PLANS
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City of Atascadero
Resolution No.2004-041
Page 33 of 33
EXHIBIT J: MATERIALS BOARD
Note. S ee File
for Colors
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