HomeMy WebLinkAboutResolution 2004-072 RESOLUTION NO. 2004-072
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 2003-0099 (MASTER PLAN OF DEVELOPMENT) ON APN 045-
342-003, 045-381-010, 045-381-0079 045-381-0099 045-331-0029 045-331-0049
045-331-0089 045-331-0019 045-342-0059 045-342-0049 045-342-0139
045-342-0019 -342-0089 045-342-0029 045-352-005
(Dove Creek/Bermant Development Company)
WHEREAS, an application has been received from Bermant Development Company
(5383 Hollister Ave, Suite 150, Santa Barbara, CA 93111) applicant to consider a project
consisting of a Zone Change from CR (Commercial Retail) to CR/RMF-10/OS/PD-12
(Commercial Retail/Residential Multi-family-10/Open Space/Planned Development Overlay
#12) on a 63.3-acre site located at Santa Barbara Rd and El Camino Real, Atascadero, CA
93422 (APN 045-342-003, 045-381-010, 045-381-007, 045-381-009, 045-331-002, 045-331-
004, 045-331-008, 045-331-001, 045-342-005, 045-342-004, 045-342-013, 045-342-001, 045-
342-008, 045-342-002, 045-352-005); and,
WHEREAS, the site's General Plan Designation is (MU)Mixed-Use; and,
WHEREAS, the site's current zoning district is CR (Commercial Retail); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include CR/RMF-10/OS/PD-12 (Commercial Retail/Residential Multi-family-10/Open
Space/Planned Development Overlay #12) zoning districts on the project site which requires the
adoption of the Dove Creek Master Plan of Development document; 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 Zoning amendments;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on August 17, 2004, and the City Council at a duly noticed Public Hearing
held on September 14, 2004, studied and considered the proposed project, after first studying and
considering the Proposed 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.2004-072
Page 2 of 21
SECTION 1. Findings for Approval of the Conditional Use Permit. The City Council
finds as follows:
1. The proposed project or use is consistent with the General Plan; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the PD-12 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. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The Master Plan of Development document standards or processing requirements is
warranted to promote orderly and harmonious development; and
6. 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; and
7. The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and
8. Benefits derived from the Master Plan of Development and PD-12 overlay zone
cannot be reasonably achieved through existing development standards or processing
requirements; and
9. The proposed project offers certain redeeming features to compensate for the
requested zone change; and
10. All residential units and buildings, as conditioned are of exceptional design quality
warranting the granting of a 15% density bonus.
SECTION 2. Findings for Approval of Tree Removal. The City Council finds as
follows:
The trees are 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;
■ If saving tree eliminates all reasonable uses of the property; or
If saving the tree requires the removal of more desirable trees.
City of Atascadero
Resolution No.2004-072
Page 3 of 21
SECTION 3. Approval. The Atascadero City Council, in a regular session assembled
on September 14, 2004, resolved to approve Conditional Use Permit 2003-0099 (Dove Creek
Master Plan of Development) and tree removals subject to the following:
EXHIBIT A: Conditions of Approval/Mitigation Monitoring
EXHIBIT B: Statistical Project Summary
EXHIBIT C: Dove Creek Master Plan of Development
EXHIBIT D: Dove Creek Native Tree Inventory/Preservation Plan
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,Pacas, Scalise and Mayor Luna
NOES: None
ABSENT: None
ABSTAIN: None
ADOPTED: September 14, 2004
CITY OF ATASCADERO, CA
B y:
Dr. George Luna, Mayor
ATTEST:
UJ�—�t
Marcia McClure Torgerson, C.M.C., Y Clerk
APPROVED AS TO FORM:
Thomas R. Gibson, Interim City Attorney
City of Atascadero
Resolution No.2004-072
Page 4 of 21
EXHIBIT A-Conditions of Approval/Mitigation Monitoring Program
Dove Creek(ZCH 2003-0049,ZCH 2004-0085)
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
Dove Creek Master Plan License FD:Fire Depadmant
GP:Grading Pemdl PD:Police Department
PD-12 BP:Building Pemd CE:City Engineer
Fl:Final lnspo*n VM Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Temporary CA CityAttomey
Occupancy
F0:Final
Occupancy
Planning Services
1. The approval of this zone change shall become final and effective On-going PS
30-days following City Council approval.
2. Precise design standards and guidelines for the development of land On-going PS
are contained within the Dove Creek Master Plan of Development
and supersede the City's existing zoning code,public works
standards,and other regulations,with Conditions of Approval as
listed. Where this plan is silent,city codes effective upon the date of
adoption of the Master Plan of Development shall apply.
3. Approval of this Master Plan shall be valid concurrently with the life On-going PS
of Tentative Tract Map 2003-0033 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,dated 7/09/04,as conditioned.
4. Any subsequent condition of approval amending the Master Plan of On-going PS
Development or Appendix shall be incorporated into the final Master
Plan of Development document.
5. The Dove Creek Master Plan of Development and Appendix On-going PS
documents(EXHIBITS C),and the Dove Creek Native Tree
Inventory shall be adopted by resolution. Changes to the Master
Plan shall be approved by the City Council without requiring second
readings and codification of the Master Plan Document.
6. The Community Development Department shall have the authority to On-going PS,CE
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. The City Council shall have the
final authority to approve any other changes to the Master Plan and
any associated Tentative Maps.
7. All subsequent Tentative Tract Map and construction permits shall GP,BP PS,CE
be consistent with the Master Plan of Development contained herein.
8. The existing billboard along U.S.Highway 101 frontage shall be FM PS
removed prior to recordation of the final map.
City of Atascadero
Resolution No.2004-072
Page 5 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program (Monitoring Measure
PS:Planning Services
BL Business BS:Building Services
Dove Creek Master Plan License FD:Fre Depadment
GP:Grading Permit PD:Poke Department
PD-12 BP Building Permit CE:Cily Engineer
FI:Final Inspecton WW:Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Temporary CACllyAttmey
Oooupanoy
F0:Final
Occupancy
9. Street names shall be determined prior to the recordation of the final FM PS
map.All street names shall be reviewed and approved by the
Community Development Department,Fire Department,and Police
Department.
FM/On PS
10. Prior to map recordation,the applicant shall deposit$400,000 to the going
City to be placed in an interest bearing account. If a building permit
for a minimum of 45,000 square feet has not been issued by July 1,
2006,the City shall withdraw$40,000 from the account. If,in each
successive year on July 1,2007 through July 1,2015,a building
permit has not been issued for a minimum of 45,000 square feet,the
City shall withdraw$40,000. At such time that the building permit is
issued for a minimum of 45,000 square feet,the remaining balance
shall be refunded to the applicant.
If a building permit has not been issued for a minimum of 45,000
square feet by July 1,2016,the applicant shall convey the
commercial site to the City. A memorandum of option or deed of
trust shall be recorded concurrent with map recordation that assures
the City that it can acquire the commercial site,subject to review and
approval by the Community Development Department and City
Attorney.
11. Vehicle bridge design shall incorporate pedestrian sidewalk and BP PS
exterior architectural design appearance and materials,including
side railing,compatible with the neighborhood design theme,subject
to staff approval.
12. Final fencing locations shall be determined prior to the issuance of BP PS
building permits,subject to staff approval,and subject to the
following modifications:
■ Masonry walls shall be provided where private yard enclosure is
adjacent to H, I,or A streets,and where rear yards are adjacent to
the alley way located off of P Street,subject to staff approval.
■ Low split rail fencing shall be provided between Village D pocket
park and Lot 34.
• Rear yard fencing shall be 4-foot high adjacent to the pedestrian
path connecting C Street to the nature pathway system.
IN All masonry walls throughout the project shall be of a dark earth
toned color,subject to staff approval.
13. Pedestrian creek crossing bridge design shall incorporate an exterior BP PS
architectural design appearance and materials compatible with the
neighborhood design theme,subject to staff approval.
City of Atascadero
Resolution No.2004-072
Page 6 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
Dove Creek Master Plan License FD:Fre Deparh od
GP:Grading Permit PD:Police Department
PD-12 BP:Building Permit CE:Cky Engineer
FI:Finallnspeation WW:Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Temporary CA,cllywtomey
Oocw)arwy
F0:Final
Occupancy
14. Where parkways are proposed,sidewalks shall be a minimum of 4- BP PS
feet in width with 6-foot minimum parkways.
15. A multi-trunk Live Oak tree,72"box size minimum,shall be installed BP PS
in the main entrance traffic circle.
16. Street lighting shall be limited to 16-foot high maximum decorative BP PS
poles lamps consistent in design features to the traditional village
theme of the project.Pole lighting shall be limited to street
intersections and pocket park locations.All other lighting shall be
limited to pedestrian pathways and shall be low decorative bollard
lamps,consistent with the projects traditional village design theme.
17. Pedestrian access shall be provided from Street F to the proposed BP PS
packet park.
18. The sidewalk at the north west quadrant of the round-about shall BP PS
provide access to the creekside pedestrian pathway.
19. The pedestrian sidewalk adjacent to Street C shall provide clear BP PS
dedicated pedestrian access to the pavered fire access portion of the
Street.
20. Eliminate on-street parking along P and Q Streets and add a BP PS
parkway and detached sidewalk.
21. All site development shall be consistent with the maximum intensities BP PS
described in the statistical project summary as shown in EXHIBIT B.
22. All site work,grading and site improvements shall be consistent with BP PS
the Master Plan of Development and as shown in the site amenities
plan(EXHIBIT C)and tentative tract map.
23. A final landscape,irrigation plan,and native tree replacement plan BP PS
shall be approved as part of the subdivision tract site improvement
plan consistent with the site amenities plan(EXHIBIT C sheets L2.0-
L2.3,L3.0,L3.1,L4.0).
All front yard landscaping shall be installed prior to occupancy of the
units.
Typical landscape and irrigation plans shall be approved prior to
building permits,including the following:
• All trash and recycling bins,exterior meters,air conditioning units,
and mechanical equipment shall be screened with landscape
material.
■ All on-site street frontages(except SFR-3 street),and common open
space areas shall be landscaped by the developer;
City of Atascadero
Resolution No.2004-072
Page 7 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
Dove Creek Master Plan. License FD:Fre Deparhnent
GP:Grading Permit PD:Police Departrnent
PD-12 BP:Building Permit CE:City Engineer
FI:Final Inspection WW:Wastewater
ZCH 2003-0049/ZCH 20040085/CUP 2003-0099 TO:Tenporary CA City Attorney
Occwary
F0:Final
Occupancy
■ Street,yard and ornamental(non-native)hillside trees shall be
minimum 15-gallon size and double staked.
■ Shade trees shall be provided along all street frontages and shall be
installed prior to occupancy of the units.
24. The project shall deed restrict either 10%of the base density units as FM PS,CE
Very-Low income units or 20% of the base density units as Low-
Income units in accordance with State Density Bonus requirements.
Affordable residential units shall be reserved as deed restricted
affordable units for a 30-year period in accordance with State
requirements and as consistent with City Council Policy, prior to or
concurrently with the final map.
25. Workforce Housing FM PS
Prior to recordation of final map, the applicant shall enter into a legal
agreement with the City to reserve 1/z of the units for sale to residents or
workers within the City of Atascadero, including the affordable units. The
agreement shall include the following provisions:
■ The units shall be offered for sale to residents or workers within the
City of Atascadero for a minimum of 60-days. During this time period
offers may only be accepted from Atascadero residents or workers;
■ 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.
26. The emergency services and facility maintenance costs listed below FM PS,CE
shall be 100%funded by the project in perpetuity. The service and
maintenance costs shall be funded through a community facilities
district established by the City at the developer's cost. The funding
mechanism must be in place prior to or concurrently with acceptance
of the final maps. The funding mechanism shall be approved by the
City Attorney, City Engineer and Administrative Services Director
prior to acceptance of any final map. The administration of the
above mentioned funds shall be by the City. Developer agrees to
participate in the community facilities district and to take all steps
reasonably required by the City with regard to the establishment of
the district and assessment of the property.
a) All Atascadero Police Department service costs to the project.
b) All Atascadero Fire Department service costs to the project.
c Off-site common City of Atascadero park facilities maintenance
City of Atascadero
Resolution No.2004-072
Page 8 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Business BS:Building Services
Dove Creek Master Plan License FD:Fire Dgmnment
GP:Grading Peard PD:Poke r
PD-12 BP:Building Pend CE:CEngineer�m
FI:Final Iris*ftn WW:Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Tenporary CACity Momey
Occupancy
FO:Final
Occupancy
service costs related to the project.
27. All tract maintenance cost listed below shall be 100%funded by the FM PS,CE
project in perpetuity. The service and maintenance cost shall be
funded through a Home Owners Association established by the
developer subject to City approval. The Home Owners Association
must be in place prior to,or concurrently with acceptance of the any
final maps. The Home Owners Association shall be approved by the
City Attorney, City Engineer and Administrative Services Director
prior to acceptance of any final map. The administration of the
above mentioned funds and the coordination and performance of
maintenance activities shall be the responsibility of the Home
Owners Association.
a) All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
b) All parks,trails, recreational facilities and like facilities.
c) All open space and native tree preservation areas.
d) All drainage facilities and detention basins.
e) All creeks, flood plains, floodways, wetlands, and riparian habitat
areas.
f) All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards, and other
similar facilities.
g) All frontage landscaping along arterial streets and US 101
freeway.
28. The project applicant may apply for capital facility fee credits for
Master Facilities Plan projects ST-04, ST-06 and ST-19. Credits
may only be applied to individual building permits at time of issuance
up to the maximum Circulation System fee for each permit per
schedule 5.3. The amount of credit will be determined based on the
percentage of each facility constructed and the actual construction
cost receipts subject to the review and approval of the City Engineer
and Administrative Services Director. Credit for street construction
will limited to facilities and improvements starting at the lip of gutter.
29. Retaining wall design&material shall match or compliment the BP PS
texture and color of the existing or proposed landscape.
30. All mitigation Measures listed in the certified Mitigated Negative BP PS
Declaration shall be implemented and adhered to.
City of Atascadero
Resolution No.2004-072
Page 9 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
Dove Creek Master Plan License FD:Fire Department
GP:Grading Permit PD:Ponce Department
PD-12 BP:Binding Permit CE:City Engineer
FI:Final Inspection WW:Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Temporary CACiaAftomey
Ccapamy
FD:Final
Occupancy
31. The applicant shall be responsible for the installation and BP PS
maintenance of screen landscaping along the highway 101 frontage
and within the Cal Trans right-of-way as shown in EXHIBIT C,
subject to staff and agency approval.
32. Prior to occupancy of residential unit#1,all rough site grading, BP PS
frontage improvements and utility connections shall be completed for
the commercial site
Trees
33. All preservation measures outlined in the Native Tree Inventory BP PS
prepared for the project shall be implemented.Any changes to the
measures recommended by the study shall be subject to staff
approval and will require review by the project arborist.
34. The list of proposed landscape materials shall be revised as follows: BP PS
■ The canary island pine shall be deleted from the listing.Coastal
redwoods shall be listed instead.
■ The southern live oak shall be eliminated from the listing.
■ The carrotwood shall be eliminated from the listing.
35. The project shall comply with the City of Atascadero native Tree BP PS
Ordinance with payment into the native tree fund and/or replanting or
any combination thereof credited per the native tree ordinance. The
fund payment and number of trees planted may vary but shall be
compliant with the Native Tree Ordinance.
36. A tree protection plan,prepared by a licensed arborist shall be BP PS
submitted and approved by staff prior to the issuance of any permit,
to include the following:
■ Tree protection fencing shall be constructed of welded wire
mesh on metal"Y'posts.
■ The project arborist shall be on-site for any work within the
driplines of existing native trees.
Commercial
37. The front facades of buildings A,C,D,E,and F shall undulate to BP PS
create a variety of pedestrian spaces.
38. Trellis features shall be constructed of heavy timber materials and BP PS
shall be painted or stained a natural wood tone color.
City of Atascadero
Resolution No.2004-072
Page 10 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Servbes
Dove Creek Master Plan License FD:Flre Department
GP:Grading Permit PD:Poke Department
PD-12 BP:Building Permit CE:City Engineer
Fl:Final Inspection WW:Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Temporary CA Cily Attorney
Occupancy
F0:Final
Occuparq
39. Trellis features shall be added to elevations#7, 15,and 18. BP PS
40. The applicant shall work with staff on selection of building colors that BP PS
provide a variety of earth-tone color and texture with accent colors
that blend with the natural surroundings and provide a high quality
residential neighborhood appearance,consistent with the intent of
the Master Plan development standards for the proposed conceptual
commercial center,selections subject to staff approval.
41. Stucco arch features shall be replaced by wood sided tower BP PS
elements consistent with Elevation#12.
42. Columns shall be consistent throughout the commercial center and BP PS
shall be constructed with the double wood columns shown on
elevation#12.
43. The conceptual commercial fagade design shall incorporate the BP PS
following,consistent with the traditional village theme:
■ Windows,false or real,shall be incorporated into Elevations#1,4,5,
6,7, 10, 13, 17,and 20,subject to staff approval.
■ Dormers shall be added to elevations#3,4,6,7,and 17.
■ All storefront windows shall extend below the trim band.
■ Entrances to corner shops shall be added to elevation#9 and#13 to
provide access off of the pedestrian plaza.
■ Wood siding shall be added to the tower elements on elevations#5,
7,8, 17,and 18
■ Elevation#10 shall incorporate tower feature shown on elevation
#16.
44. All materials shall be consistent with the conceptual architectural BP PS
elevations shown in EXHIBIT C.
Residential
45. The Americana fagade theme shall consist of architectural grade BP PS
stucco exterior finish with contrasting trim(material and/or texture),
subject to staff approval.
46. The applicant shall work with staff on selection of building colors that BP PS
provide a variety of earth-tone color and texture with accent colors
that blend with the natural surroundings and provide a high quality
residential neighborhood appearance,consistent with the intent of
the Master Plan development standards for all residential areas,
selections subject to staff approval.
City of Atascadero
Resolution No.2004-072
Page 11 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business BS:Building Services
Dove Creek Master Plan License FD:FreDepadment
GP:Grading Permit PD:Poke Department
PD-12 BP:Building Permit CE:City Engineer
FI:Final Inspectbn WW:Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Temporary CACity Atromey
Oocuipancy
F0:Final
Occupancy
47. The developer shall install all front yard landscaping and common BP PS
area landscaping,prior to occupancy of the units.
48. All streets not providing sidewalks shall be considered courts and BP PS
shall incorporate special paving,subject to staff approval.
49. A decorative masonry base shall be added to the front and side BP PS
facades of the Americana design theme homes.Side treatment shall
wrap at a minimum up to where private yard fencing is located.
Single Family Residential
50. All corner yard setbacks shall be a minimum of 12-feet from the edge BP PS
of right-of-way.
51. Corner lots shall incorporate equivalent architectural detailing along BP PS
the street facing side elevation to include wrapped porches where
feasible,subject to staff approval.
Courtyard Homes
52. Adequate space shall be maintained between the head of the guest BP PS
parking spaces and private yard fencing to accommodate a medium
shade tree.
53. High windows shall be incorporated onto side elevations for all zero BP PS
lot line units.
54. The homeowners association shall maintain the landscaped area at BP PS
the terminus of the shared driveway,unless otherwise approved by
the Planning Director or City Engineer.
55. All courtyard homes shall incorporate architectural concrete tile BP PS
roofing. No composition shingle roofing shall be permitted.
Townhomes
56. Townhome unit A at the comer of J Street and H Street shall be BP PS
revised to take access off of J Street.
57. All two-car garage doors shall have an architectural design that BP PS
appears as paired single-car garage doors,subject to staff approval.
58. Columns shall be double wood columns with a brick veneer base BP PS
consistent with the proposed design theme and subject to staff
approval.
59. All townhomes shall incorporate architectural concrete tile roofing. BP PS
City of Atascadero
Resolution No.2004-072
Page 12 of 21
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Buaness BS:Building Services
Dove Creek Master Plan License FD:Fire Department
GP:Grading Permit PD:Police Department
PD-12 BP:Building Pemt CE:City Engineer
FI:Fnallnspectnn WW:Wastewater
ZCH 2003-0049/ZCH 2004-0085/CUP 2003-0099 TO:Temporary CA,Ckyalomey
Occupancy
FO:Final
Occupancy
No composition shingle roofing shall be permitted.
Fire Marshal
60. Minimum fire flow required for proposed development that includes SP BS
commercial property building footprints of 25,000 square feet,single
story will be approximately 2250 GPM for 2 hours.
61. All buildings 5000 square feet or greater require automatic fire BP BS
sprinklers-Design of such systems to be either NFPA 13 for
commercial or NFPA 13D for residential.
62. Fire hydrant spacing not to exceed 500 feet. BP BS
63. Fire apparatus access roads and water supplies (fire hydrants) for BP BS
fire protection is required to be installed and made serviceable prior
to and during the time of construction.
64. All access roadways in a Planned Unit Development(PUD)shall be BP BS
built/installed according to California Fire Code 2001 Section 902.1,
Appendix III-D.
65. Roadways shall extend to within 150 of all portions of exterior walls BP BS
of the first story of any building.
66. Assure all roads built with adequate turning radius of at least 28 feet BP BS
inside,48 feet outside.
67. Portable fire extinguishers required on exterior and centrally located BP BS
per 75 feet walking distance for all multifamily units.
68. Knox security system for emergency fire dept. entry required for all BP BS
commercial construction
City Engineer
Project Conditions
Drainage
69. Provide for the detention of up to the 100 year developed storm GP,BP CE
runoff while metering out the historic release rate of the
comparable undeveloped storm. No increase in down stream flow
rate, up to a 100-year event,will be allowed, unless a full analysis
of downstream drainage impacts is completed and approved from
the project boundary to the Salinas River and downstream
improvements are constructed to mitigate any downstream
impacts to properties.
70. Submit calculations to support the design and construction of any GP,BP CE
structures or pipes. Closed conduits shall be designed to convey
the 10-year flow with gravity flow;the 25-year flow with head, and
provide safe conveyance for the 100-year overflow.
City of Atascadero
Resolution No.2004-072
Page 13 of 21
71. Drainage basins shall be designed to desilt, detain and meter GP,BP CE
storm flows as well as release them to natural runoff locations.
72. Vegetative earth channels and swales will be used to convey GP,BP CE
minor concentrations of storm water from developed areas to
drain inlets.
73. Drain Inlets will be designed with permeable surface of oil and GP,BP CE
water separator/sediment trap to reduce pollutions. The project
HOA will be responsible for the cleaning and maintaining these
systems.
74. This project proposes to fill in the FEMA 100-year Floodplain. A GP,BP CE
100-year Floodway will be created in the existing 100-year
Floodplain. No structures or fill will be placed within the limits of
the Floodway.A standard Letter of Map Revision will be submitted
and approved by the City and FEMA.The Floodway widths will be
created such that the rise of the 100-year floodwater elevation is
no more than one foot on the interior of the site and there is no
increase at the EI Camino Real culverts.
75. Structures placed outside the 100-year Floodway boundary shall GP,BP CE
have finished floor elevations a minimum of one foot above the
base flood elevation.
76. Concentrated drainage from off-site areas shall be conveyed GP,BP CE
across the project site in drainage easements. Acquire drainage
easements where needed. Drainage shall cross lot lines only
where a drainage easement has been provided. If drainage
easement cannot be obtained the storm water release must follow
the exact historic path, rate and velocity as prior to the
subdivision.
77. Applicant shall submit Sediment and Erosion Control Plans and a GP,BP CE
Storm Water Pollution Prevention Plan (SWPPP). The Regional
Water Quality Control Board(RWQCB)shall approve the SWPPP.
These plans will follow the design and construction these
mitigations per the rules of the City of Atascadero, the RWQCB
and measures listed in the project environmental document.
78. Traffic Mitigation: GP,BP CE
A Traffic Impact Study was produced for this project by Omni-Means. In the
study there are recommended mitigation measures. Listed below are
conditions to implement the mitigation measures:
A. Santa Barbara Road/EI Camino Real: Install Traffic Signal
This is required to be installed prior to the first unit occupied. The
construction costs for the signal will be counted as credit toward the
Traffic Impact Fee.
B. Santa Barbara Road/US 101 Interchange
The study found that the following Improvements are required for the
interchange. Also list is the percent 'lair Share" that this project is
responsible for the improvement. These are to be installed prior to the
first unit occupies or the first commercial building opened. These are
improvements that are not identified as needed improvements in the
City of Atascadero Circulation Element and the Growth Mitigation
Program. Therefore, the growth mitigation fee does not cover the
improvements.The developer may record a reimbursement agreement
against future trip generation facilities to recoup a portion of the cost of
City of Atascadero
Resolution No.2004-072
Page 14 of 21
construction.
• Santa Barbara Road/US 101 SB Ramps: Install Traffic Signal
(39.3%)
■ Santa Barbara Road/US 101 NB Ramps: Install Traffic Signal
(52.4%)
The above two signals shall be interconnected.
C. Viejo Camino/EI Camino Real: Install Traffic Signal(33.4%)
D. San Diego Way/EI Camino Real: Install Traffic Signal(31.4%)
The improvements listed in C. and D. are improvements that are not
identified as needed improvements in the City of Atascadero
Circulation Element and the Growth Mitigation Program.Therefore,the
growth mitigation fee does not cover the improvements.
The developer is required to submit engineers estimate for the cost of
construction of the improvements.The developer shall pay the percent
'fair Share"of the engineer's estimates. These funds will be placed in
an account for the improvements. The developer may pay the amount
incrementally with each building permit.
E. Santa Barbara Road between EI Camino Real and US 101. Construct
two-lane road with left turn channelization, bike lanes and pedestrian
sidewalk.
F. EI Camino Real between Santa Barbara Road and project north
boundary. Construct two southbound and one northbound travel lanes,
bike lanes in both directions,median and left turn channelization.
All public improvements shall be constructed in conformance with the City
of Atascadero Engineering Department Standard Specifications and
Drawings or as directed by the City Engineer.
Sewer
79. No sewer system currently exists in proposed project area. Should GP,BP CE
Dove Creek be the first development to require connection to the
new sewer system mainline extension, the developer of the Dove
Creek will be responsible for the financing and construction of the
mainline from the treatment plant to the Woodland's point of
connection.
80. The mainline shall be built with sufficient capacity to GP,BP CE
accommodate development within the Plan Area as well as new
development in the area and existing uses.
81. Development using the sewer extension, within fifteen (15)years, GP,BP CE
shall be responsible for reimbursing the Woodlands developer
proportionate to their rate of use.
82. A mechanism must be provided to fund and maintain all sewer GP,BP CE
mains throughout the project area.
83. If a lift Station is planned with this project the following will apply: GP,BP CE
Lift station shall be equipped with an alarm dialer,programmed to
notify qualified maintenance personnel when malfunctions occur.
Lift Stations shall be equipped with duplex pumps.Catalog cuts of
equipment that will be installed in lift station shall be submitted
City of Atascadero
Resolution No.2004-072
Page 15 of 21
and approved by the City Engineer.
Applicant shall submit a lift station emergency/contingency plan
that addresses protection of public health and the environment
from sewage spills caused by equipment malfunctions and
prolonged power outages.
Provisions for the repair and maintenance of the private
wastewater pump station shall be included in the CC&R's for this
tract. Included shall be a mechanism to maintain the private
wastewater pump station,such as a homeowners association.
The City Engineer and City Attorney shall approve the final form
prior to recordation.
General
84. Prior to final map recordation, the applicant shall provide a GP,BP CE
detailed cost analysis and breakdown of all maintenance required
and the amount to be billed to each property annually. The
analysis shall include scheduled maintenance including slurry
seals, overlays, etc. The analysis shall include administrative
fees.
85. Prior to final map recordation, a Homeowner's Association shall GP,BP CE
be created and CC&R's recorded providing for the funding and
performance of required maintenance, including streets,
wastewater pump station and sewer, drainage basins, parks,
swales and structures.
86. The applicant shall enter a Subdivision Improvement Agreement GP,BP CE
with the City of Atascadero prior to recording the final map.
87. A permanent irrevocable offer of dedication shall be maintained FM CE
on the 1.01-acre parcel (Lot 53) at the intersection of Santa
Barbara Rd and Highway 101.
City Engineer
Standard Conditions
88. In the event that the applicant is allowed to bond for the public GP,BP CE
improvements required as a condition of this map,the applicant
shall enter into a Subdivision Improvement Agreement with the
City Council
89. An engineer's estimate of probable cost shall be submitted for GP,BP CE
review and approval by the City Engineer to determine the amount
of the bond.
90. The Subdivision Improvement Agreement shall record GP,BP CE
concurrently with the Final Map.
91. The applicant shall enter into a Plan Check/Inspection agreement GP,BP CE
with the City.
92. A six(6)foot Public Utility Easement(PUE)shall be provided GP,BP CE
contiguous to the road property frontage.
93. The applicant shall acquire title interest in any off-site land that GP,BP CE
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 b
City of Atascadero
Resolution No.2004-072
Page 16 of 21
these improvements.
94. Slope easements shall be obtained by the applicant as needed to GP,BP CE
accommodate cut or fill slopes.
95. Drainage easements shall be obtained by the applicant as needed GP,BP CE
to accommodate both public and private drainage facilities.
96. A preliminary subdivision guarantee shall be submitted for review GP, BP CE
in conjunction with the processing of the parcel map.
97. The final map shall be signed by the City Engineer prior to the
map being placed on the agenda for City Council acceptance.
98. Prior to recording the parcel map,the applicant shall pay all GP,BP CE
outstanding plan check/inspection fees.
99. Prior to recording the map,the applicant shall complete all GP, BP CE
improvements required by these conditions of approval.
100.Prior to recording the parcel map,the applicant shall set GP,BP CE
monuments at all new property corners.A registered civil engineer
or licensed land surveyor shall indicate by certificate on the parcel
map,that corners have been set or shall be set by a date specific
and that they will be sufficient to enable the survey to be retraced.
101.Prior to recording the parcel map,the applicant shall submit a GP, BP CE
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.
102.All existing and proposed utility,pipeline,open space,or other GP,BP CE
easements are to be shown on the final/parcel map. If there are
building or other restrictions related to the easements,they shall
be noted on the final/parcel map. The applicant shall show all
access restrictions on the final/parcel map.
103.Prior to recording the parcel map,the applicant shall have the GP,BP CE
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.
104.Prior to the issuance of building permits the applicant shall submit GP,BP CE
plans and supporting calculations/reports including street
improvements,underground utilities,composite utilities,and
grading/drainage plans prepared by a registered civil engineer for
review and approval by the City Engineer.
Atascadero Mutual Water Company
105.13efore recordation of the final map, the applicant shall submit AMWC
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 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).
City of Atascadero
Resolution No.2004-072
Page 17 of 21
All cross-connection devices shall conform to AWWA and
California Department of Health Services standards.
106.Before the start of construction on the water system AMWC
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.
107.Before issuance of building permits, the applicant shall obtain a AMWC
"Will Serve"letter from AMWC for the newly created lots within the
subdivision.
108.The water mains required to serve the project shall be laid out in a AMWC
grid or looped pattern and shall connect to the existing water
mains system in Santa Barbara Road, EI Camino Real, and San
Diego Road.
109.The applicant shall design and construct a replacement for the AMWC
existing 4-inch diameter water main in San Diego Road. The
replacement main shall be 6-inch diameter. The replacement
main shall extend from the terminus of the existing 6-inch main in
San Diego Road north of the project boundary and the point-of-
connection of the water main extension required for the project.
110.The applicant shall provide AMWC with easements for those AMWC
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 before
recordation.
111.The applicant shall submit a hydraulic analysis with the first plan AMWC
check 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 of the project.
112.The applicant shall obtain a separate landscape-irrigation meter(s) AMWC
from AMWC for the common areas within the project.
113.Landscaping for the common areas shall be drought-tolerant. AMWC
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 w/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&
decks)and planted areas and excluding sidewalks,driveways,
streets or parking.
• 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.
City of Atascadero
Resolution No.2004-072
Page 18 of 21
114.Before construction of the water system improvements, AMWC 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 drip irrigation where ever possible
■ A check valve shall be installed on the lowest head in each
sprinkler circuit
City of Ataseadero
Resolution No.2004-072
Page 19 of 21
EXHIBIT B:Statistical Project Summary
A Townhomes 66 7.9 12.6
B Townhomes 32 4.3 6.9
C Courtyard Homes 1 48 5.8 9.3
D Single-Family Homes 45 9.1 14.4
D Courtyard Homes 49 6.7 10.6
E Townhomes 39 3.9 6.2
Village Center Neighborhood Commercial 1 6 1 9.5
Natural Open Space Creeks and Natural Areas 19.6 31
Total 63.3 100
City of Atascadero
Resolution No.2004-072
Page 20 of 21
EXHIBIT C:Dove Creek Master Plan of Development
See attached document prepared by
RRM Design Group dated July 9, 2004
(The Villages at Dove Creek:
Master Plan of Development)
City of Atascadero
Resolution No.2004-072
Page 21 of 21
EXHIBIT D:Dove Creek Native Tree Inventory/Preservation Plan
See attached document prepared by
Althouse and Meade, Inc dated August 2004
(Native tree Inventory: Dove Creek Mixed Use Development)