HomeMy WebLinkAboutResolution 2004-066 RESOLUTION NO. 2004-066
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING A MASTER PLAN OF
DEVELOPMENT (CONDITIONAL USE PERMIT 2003-0097) FOR A
PD-7 OVERLAY ZONE OF APN 031-152-003
(7500 Navajoa AveJ Higgins)
WHEREAS, an application has been received from Lynne Higgins (7500
Navajoa Ave., Atascadero, CA 93422) Applicant and Property Owner to consider a
project consisting of a zone change from RMF-10 (Residential Multi-Family) to RMF-10
/ PD-7 (Residential Multi-Family with Planned Development Overlay #7) with the
adoption of a Master Plan of Development and a four lot residential Tentative Parcel Map
on APN 031-152-003 and,
WHEREAS, the site's General Plan Designation is MDR (Medium-Density
Residential); and,
WHEREAS, the site's current zoning district is RMF-10 (Residential Multiple-
Family); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned
to include a PD-7 overlay district which requires the adoption of a Master Plan of
Development; and,
WHEREAS, the laws and regulations relating to the preparation and public
notice of environmental documents, as set forth in the State and local guidelines for
implementation of the California Environmental Quality Act(CEQA) have been adhered
to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at
which hearing evidence, oral and documentary, was admitted on behalf of said Master
Plan of Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly
noticed Public Hearing held on August 3, 2004, studied and considered the Master Plan
of Development(CUP 2003-0097), 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 August
24, 2004, studied and considered ther Master Plan of Development (CUP 2003-0097) for
Zone Change 2003-0047, after first studying and considering the Draft Mitigated
Negative Declaration prepared for the project, and,
City of Atascadero
Resolution No.2004-066
Page 2 of 23
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-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 2. Approval. The Atascadero City Council, in a regular session
assembled on August 24, 2004,resolved to approve Conditional use Permit 2003-0097
subject to the following:
1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
2. EXHIBIT B: Site plan
3. EXHIBIT C: Landscape Plan
4. EXHIBIT D: Statistical Summary
5. EXHIBIT E: Grading and Drainage Plan
6. EXHIBIT F: Lots 1 and 3: Elevations
7. EXHIBIT G: Lots 2 and 4: Elevations
8. EXHIBIT H: Exterior Color&Material Sample Board
9. EXHIBIT I: Tree Protection Plan
City of Ataseadero
Resolution No.2004-066
Page 3 of 23
On motion by Council Member O'Malley and seconded by Council Member
Scalise, the foregoing Resolution is hereby adopted in its entirety on the following roll
call vote:
AYES: Council Members Clay, O'Malley,Pacas and Scalise
NOES: Mayor Luna
ABSENT: None
ADOPTED: August 24, 2004
CITY Of ATASC RO
By: �'`''�`�
Dr. George Luna, Mayor
ATTEST:
W D�-4tL
Marcia McClure Torgerson, C.M.C., ity Clerk
APPROVED AS TO FORM:
Thomas R. Gibson, Interim City Attorney
City of Atascadero
Resolution No.2004-066
Page 4 of 23
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-7 Master Plan of Development(CUP 2003-0097)
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
7500 Nava Oa Ave. BL'Business Seances
License BS:Building
PD-7 Master Plan of Development GP:Grading Permit SerAces
D:Fire
CUP 2003-0097/ZCH 2003-0047 Fl:Final Inspection Building Permit PD:Policeepartment
FI:
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:wastewater
Occupancy CA City Attorney
Planning Services
1. The approval of this zone change and use permit shall become 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 Parcel Map 2004-0061
and then indefinitely following final map. The Master Plan of
Development approval shall expire and become null and void
unless a final map is recorded consistent with the Master Plan
of Development.
3. Changes to the Master Plan of Development shall be approved On-going PS
by the Planning Commission and do not require Council action.
4. The Community Development Department shall have the BP/FM PS
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 Parcel Maps.
5. All subsequent Tentative Parcel Map and construction permits BP/FM PS
shall be consistent with the Master Plan of Development
contained herein.
6. All exterior elevations,finish materials,and colors shall be BP PS
consistent with the Master Plan of Development as shown in
EXHIBIT F,G and H 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.
■ Windows shall be single or double hung vinyl and shall be
complimentary in color to the color schemes shown in
EXHIBIT H.
City of Atascadero
Resolution No.2004-066
Page 5 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
BL:Business Sen foes
7500 Navajoa Ave. ucense BS:Building
PD-7 Master Plan of Development GP:Grading Permit San'ices
CUP 2003-0097/ZCH 2003-0047 FI:Building Pem Final Inspection PD:Policeeepartment
FI:
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:wastewater
Occupancy CA City Attorney
■ Roof material is to be of architectural grade.
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 B,C
and E.
9. A final landscape and irrigation plan shall be approved prior to BP PS
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.
■ The developer shall landscape all front yards. All landscape
maintenance shall be the responsibility of the individual property
owner.
■ No irrigation shall be installed beneath existing native oak
trees unless the arborist notes historic regular watering of the
trees. Mulch shall be applied at the base of all native trees as
shown on the conceptual landscape plan(EXHIBIT C)
■ All required landscape trees shall be double staked upon
installation.
10. All project fencing shall be installed consistent with EXHIBIT B SP PS
and C subject to the following modifications:
a. Fencing shall be constructed of 4-foot high solid redwood
or cedar boards with 2-foot lattice section above.
b. Fencing along the Navajoa and Santa Ynez Ave frontages
shall be a maximum of 3 feet in height. No fencing greater
than 3 feet in height shall be located between the residence
frontages and the street.
c. The design of all fencing shall be compatible with the
overall project design,subject to staff approval
11. A Tree Protection Plan shall be prepared for encroachment GP PS
within the drip line of native trees located on the subject parcel BP
and any adjacent properties.The applicant will contract with a
certified arborist to monitor all activity within the drip lines of
existing native oak trees.
12. Affordable Housing Requirement: The applicant shall either set FM,BP PS,CE
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
City of Atascadero
Resolution No.2004-066
Page 6 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
BL:Business services
7500 Navajoa Ave. ucense BS:Building
PD-7 Master Plan of Development GP:Grading Permit $e^'ices
CUP 2003-0097/ZCH 2003-0047 FI: Bulking PermitFlnal Inspection PD:PolicFD:Fire e�artment
FI:
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final ww:wastewater
Occupancy CA City Attorney
construction valuation of each of the market rate units.
13. All exterior material finishes(stucco,materials,lighting,garage BP PS
doors)shall be durable,high quality,and consistent with
EXHIBIT H.
14. 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;
■ 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.
15. Frontage improvements shall be constructed as shown in
EXHIBIT E with the exception of the sidewalks along the Santa
Ynez Frontage.
Building Services
16. 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.
Fire Marshal
17. The location of all existing and proposed fire hydrants shall FM CE
be shown on subsequent building permit applications.
18. A letter shall be provided from Atascadero Mutual Water FM CE
Company stating the minimum expected water available to
the site. Amount available must meet minimum requirement
specified in the California Fire Code.
19. Address signage design shall be provided prior to issuance of 1 FM CE
any subsequent building permits.
City of Atascadero
Resolution No.2004-066
Page 7 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
7500 Nava'Oa Ave. BL:Business Services
License BS:Building
PD-7 Master Plan of Development GP:Grading Permit services
CUP 2003-0097/ZCH 2003-0047 Fl:Building Perri Pp:Pa�Oepartment
FI: Final Inspection
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:Wastewater
Occupancy CA City Attorney
City Engineer Project Conditions
20. Gravity mains and other sewer facilities within the subdivision SP PW
shall be privately owned and maintained.
21. Prior to recording the final map, provisions for the repair and FM PW
maintenance of the private sewer shall be included in the
CC&R's for this tract. Included shall be a mechanism to
maintain the private sewer,such as a homeowners association.
The City Engineer and City Attorney shall approve the final form
prior to recordation.
22. Applicant shall pay sewer Extension (Annexation), Connection BP PW
and Reimbursement fees (if applicable) upon issuance of
building permit.
23. 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.
24. Each building shall be separately and independently BP PW
connected with the public sewer.
25. The applicant shall address stormwater detention to the BP/GP/FM PW
satisfaction of the City Engineer,prior to grading and
drainage approval,or approval of the final map.
26. Existing drainage patterns from adjacent properties shall not BP PW
be obstructed.
27. All drainage from improvements shall cross property lines FM PW
within drainage easements.
28. Private utility easements will be required for sewer laterals FM PW
that cross private property lines.
City Engineer Standard Conditions
29. All public improvements shall be constructed in conformance BP PW
with the City of Atascadero Engineering Department Standard
Specifications and Drawings and/or as directed by the City
Engineer.
30. In the event that the applicant is allowed to bond for the public FM PW
improvements required as a condition of this map,the applicant
shall enter into a Subdivision Improvement Agreement with the
City Council.
31. An engineer's estimate of probable cost shall be submitted for FM PW
review and approval by the City Engineer to determine the
amount of the bond.
City of Atascadero
Resolution No.2004-066
Page 8 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
7500 Nava Oa Ave. BL:Business Services
t License BS:Building
PD-7 Master Plan of Development GP:Grading Permit services
CUP 2003-0097/ZCH 2003-0047 Fl: Final Ins Permit PD:Fire Department
FI:Final Inspection
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:Wastewater
Occupancy CA City Attorney
32. The Subdivision Improvement Agreement shall record FM PW
concurrently with the Final Map.
33. An encroachment permit shall be obtained prior to the issuance BP PW
of building permit.
34. The applicant shall be responsible for the relocation and/or BP PW
alteration of existing utilities.
35. The applicant shall install all new utilities (water, gas, electric, BP PW
cable TV and telephone) underground. Utilities shall be
extended to the property line frontage of each lot or its public
utility easement.
36. The applicant shall monument all property corners for FM PW
construction control and shall promptly replace them if
disturbed.
37. The applicant shall acquire title interest in any off-site land that FM PW
may be required to allow for the construction of the
improvements.The applicant shall bear all costs associated with
the necessary acquisitions. The applicant shall also gain
concurrence from all adjacent property owners whose ingress
and egress is affected by these improvements.
38. Slope easements shall be provided as needed to accommodate FM PW
cut of fill slopes.
39. Drainage easements shall be provided as needed to FM PW
accommodate both public and private drainage facilities.
40. A preliminary subdivision guarantee shall be submitted for FM PW
review in conjunction with the processing of the parcel map.
41. All existing and proposed utility, pipeline, open space, or other FM 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.
42. The final map shall be signed by the City Engineer prior to the FM PW
map being placed on the agenda for City Council acceptance.
43. Prior to recording the parcel map, the applicant shall submit a FM PW
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.
44. Prior to recording the parcel map, the applicant shall set FM PW
monuments at all new property comers. A registered civil
City of Atascadero
Resolution No.2004-066
Page 9 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
7500 Nava'oa Ave. BL:Business services
License BS:Building
PD-7 Master Plan of Development GP:Grading Permit Series
CUP 2003-00972CH 2003-0047 FI:Building InspePerrniction
PD:Police
TO: re
FI: Final Inspection
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:Wastewater
Occupancy CA City Attorney
engineer or licensed land surveyor shall indicate by certificate
on the parcel map,that corners have been set or shall be set by
a date specific and that they will be sufficient to enable the
survey to be retraced.
45. Prior to recording the parcel map, the applicant shall pay all FM PW
outstanding plan check/inspection fees.
46. Prior to recording the map, the applicant shall complete all FM PW
improvements required by these conditions of approval.
47. Prior to recording the parcel 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 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.
48. 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.
49. Prior to the final inspection of any public improvements, the FM 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.
50. Prior to the final inspection, the applicant shall submit a written FM PW
certification from a registered civil engineer or land surveyor that
all survey monuments have been set as shown on the final
map.
Atascadero Mutual Water Company
51. Before recordation of the final map,the applicant shall submit SP BS
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.
52. 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 a"deferred
connection"agreement.
City of Atascadero
Resolution No.2004-066
Page 10 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
BL Business se^^ces
7500 Navajoa Ave. License BS:Building
PD-7 Master Plan of Development GP:Grading Permit Services
BP:Building Permit FD:Fire Department
CUP 2003-0097/ZCH 2003-0047 FI: Final Inspection PD:Police
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:Wastewater
Occupancy CA CityAttomey
53. Before issuance of building permits,the applicant shall obtain BP BS
a"Will Serve"letter from AMWC for the newly created lots
within the subdivision.
54. Separate legal parcels require separate water meters for BP BS
domestic water service.
Mitigation Measures
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).
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
City of Atascadero
Resolution No.2004-066
Page 11 of 23
Conditions of Approval/ Timing Responsibility Mitigation Messure
Mitigation Monitoring Program /Monitoring
PS:Planning
7500 Nava oa Ave. BL:Business services
I License Bs:Building
PD-7 Master Plan of Development GP:Grading Pem9t services
BP:Building Permit FD:Fre Department
CUP 2003-0097/ZCH 2003-0047 FI: Final Inspection PD:Police
TO:Temporary Department
Occupancy CE:aty Engineer
FO:Final ww:wastewater
Occupancy CA City Attorney
project re-vegetation and landscape plans should be
implemented as soon as possible following completion of any
soil disturbing activities.
E. Exposed ground areas that are plann4ed to be reworked at
dates greater than one month after initial grading should be
sown with a fast-germinating native grass seed and watered
until vegetation is established.
F. All disturbed soil areas not subject to re-vegetation should be
stabilized using approved chemical soil binder,jute netting,or
other methods approved in advance by the APCD.
G. All roadways,driveways,sidewalks,etc,to be paved should be
complete as soon as possible. In addition,building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15
mph on any unpaved surface at the construction site.
I. All trucks hauling dirt,sand,soil,or other loose materials are to
be covered or should maintain at least two feet of freeboard
(minimum vertical distance between top of load and top of
trailer)in accordance with CVC Section 23114,
J. Install wheel washers where vehicles enter and exit unpaved
roads onto streets,or was off trucks and equipment leaving the
site.
K. Sweep streets at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible.
L. The contractor or builder shall designate a person or persons to
monitor the dust control program and to order increased
watering,as necessary,to prevent transport of dust off site.
The name and telephone number of such persons shall be
provided to the APCD prior to land use clearance for map
recordation and land use clearance for finish grading of any
structure.
Mitigation Measure 4.e.1: The building permit site plan shall identify GP PS/BS 4.e.1
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 identify GP PS/BS 4.e.2
tree protection fencing around the dripline of each existing on-site
tree and/or native shrub mass within 20 feet of construction activity.
City of Atascadero
Resolution No.2004-066
Page 12 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
7BL:Business Senvices
500 Nava'Oa Ave.
License BS:Building
PD-7 Master Plan of Development GP:Grading Permit services
BP:Building Pem9t FD:Rre Department
CUP 2003-0097/ZCH 2003-0047 FI: Rnal Inspection PD:Police
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:wastewater
Occupancy CA City Attorney
Mitigation Measure 4.e.3: Grading and excavation and grading work BP Pstss 4.e.3
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.
City of Atascadero
Resolution No.2004-066
Page 13 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
BL:Business Services
7500 Navajoa Ave. ucense BS:Building
PD-7 Master Plan of Development GP:Grading Pemrt senAces
BP:Building Permit FD:Fre Department
CUP 2003-0097/ZCH 2003-0047 FI: Final Inspection PD:Police
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:wastewater
Occupancy CA City Attorney
Mitigation Measure 4.e.4: The developer shall contract with a GP PS/BS 4.e.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 planning staff prior to the issuance of
building/grading permits.
(b). Arborist shall schedule a pre-construction meeting with
engineering/planning staff,grading equipment operators,
project superintendent to review the project conditions and
requirements prior to any grubbing or earth work for any portion
of the project site. All tree protection fencing and trunk
protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed at the line of
encroachment into the tree's root zone area.
(c). As specified by the arborist report and City staff:
■ Fencing: Must be a minimum of 4'high,chain link,and
snow or safety fence,staked at the drip-line or line of
encroachment for each tree or group of trees. Tree fencing
shall be erected before demolition,grading,or construction
begins and remains in place until final inspection of the
project permit,except for work specifically required in the
approved plans in which case the project arborist or
Planning Staff must be consulted.
■ 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.
City of Atascadero
Resolution No.2004-066
Page 14 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
BL:Business services
7500 Navajoa Ave. License BS:Building
PD-7 Master Plan of Development GP:Gracing Perrrut SenAces
BP:Building Pemit FD:Fire Department
CUP 2003-0097/ZCH 2003-0047 Fl: Final Inspection PD:Police
TO:Temporary Department
Occupancy CE:qty Engineer
FO:Final WW:Wastewater
Occupancy CA City Attorney
■ Grading within drip-line: Grading should not encroach
within the drip-line. If grading is necessary,construction of
retaining walls or tree wells or other protection measures
may be necessary to insure the survivability of the trees.
Chip mulch 4-6"in depth may also be required in these
areas. Grading should not disrupt the normal drainage
pattern around the trees. Fills should not create a ponding
condition and excavations should not leave the tree on a
rapidly draining mound.
■ Exposed Roots: Any exposed roots shall be recovered the
same day they were exposed.
■ Paving within the Drip-line: Pervious surfacing is required
within the dripline of any oak trees.
■ Compaction: Vehicles and all heavy equipment shall not
be driven under the trees,as this will contribute to soil
compaction.
■ Existing Surfaces: The existing ground surface within the
drip-line of all oak trees shall not be cut,filled,compacted
or pared.
■ Construction materials and waste: No liquid or solid
construction waste shall be dumped on the ground within
the drip-line of any oak tree.
■ Arborist Monitoring: During construction an arborist shall
be present when encroaching within the dripline of any Oak
tree.
(d). Upon project completion and prior to final occupancy a final
status report shall be prepared by the project arborist certifying
that the tree protection plan was implemented, the trees
designated for protection were protected during construction,
and the construction-related tree protection measures are no
longer required for tree protection.
Mitigation Measure 6.b.1: The grading permit application plans shall GP BS 6.b.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 GP BS 6.0
submitted with a future building permit by the building department.
City of Atascadero
Resolution No.2004-066
Page 15 of 23
Conditions of Approval/ Timing Responsibility Mitigation Measure
Mitigation Monitoring Program /Monitoring
PS:Planning
7500 NavaAve. BL:Business Services
1 license Bs:Building
PD-7 Master Plan of Development GP:Gracing PernYt Services
BP:Building Permit FD:Fre Department
CUP 2003-00972CH 2003-0047 Fl: Final Inspection PD:Police
TO:Temporary Department
Occupancy CE:City Engineer
FO:Final WW:wastewater
Occupancy CA City Attorney
Mitigation Measure 8.e.f.1: The developer is responsible for GP BS 8.e11
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
work orders.
Mitigation Measure 11.d.1: All construction activities shall comply GP BS 11.d.1
with the City of Atascadero Noise Ordinance for hours of operation.
City of Atascadero
Resolution No.2004-066
Page 16 of 23
EXHIBIT B:Site Plan
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City of Atascadero
Resolution No.2004-066
Page 17 of 23
EXHIBIT C:Landscape Plan
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City of Atascadero
Resolution No.2004-066
Page 18 of 23
EXHIBIT D:Statistical Summary of Project
Proposed Project Summary
Lot Area 5048 sf 5145 sf 5082 sf 4965 sf
Building Footprint 1728 sf 1488 sf 1728 sf 1728 sf
(not to exceed 35%) 34% 29% 34% 35%
Landscaped Area 2396 sf 1976 sf 2450 sf 2216 sf
(minimum 40%) 53% 62% 52% 55%
Covered Parking 2 spaces 2 spaces 2 spaces 2 spaces
G uest Parking 2 spaces 2 spaces 2 spaces 2 spaces
Lower Living Area 1560 sf 1320 sf 1560 sf 1560 sf
Upper Living Area 1 849 sfj 849 sfj 849 sfj 849 sf
Garage 1 400 sf1 400 sf1 400 sf1 400 sf
City of Atascadero
Resolution No.2004-066
Page 19 of 23
EXHIBIT E:Grading and Drainage Plan
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City of Atascadero
Resolution No.2004-066
Page 20 of 23
EXHIBIT F:Lot 1 and 3 Elevallons
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City of Atascadero
Resolution No.2004-066
Page 21 of 23
EXHIBIT G:Lot 2 and 4 Elevations
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City of Atascadero
Resolution No.2004-066
Page 22 of 23
EXHIBIT H:Exterior Color&Material Sample Board
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City of Atascadero
Resolution No.2004-066
Page 23 of 23
EXHIBIT I:Tree Protection Plan
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