HomeMy WebLinkAboutResolution 2004-073 RESOLUTION NO. 2004-073
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING VESTING TENTATIVE
TRACT MAP 2003-0033, A ONE HUNDRED FIFTY FOUR LOT
SUBDIVISION CONSISTENT WITH A MASTER PLAN OF
DEVELOPMENT ON APN 045-342-0039 045-381-0109 045-381-0079 045-381-
0099 045-331-0029 045-331-004, 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 Tentative
Tract Map 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 application; 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 Tentative Tract Map 2003-0033, 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.2004-073
Page 2 of 15
SECTION 1. Findings of Approval for Tentative Parcel Map, the City Council of the
City of Atascadero finds as follows:
1. The proposed subdivision, as conditioned, is consistent with the General Plan and
applicable zoning requirements, including all provisions of PD-12.
2. The proposed subdivision, as conditioned, is consistent with the proposed Master
Plan of Development (CUP 2003-0099).
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause substantial
environmental damage or substantially and unavoidably injure fish and wildlife or
their habitat.
6. The design of the subdivision will not conflict with easements acquired by the public
at large for access through, or the use of property within, the proposed subdivision; or
substantially equivalent alternative easements are provided.
7. Covenants, Conditions and Restrictions (CC&R's) or equivalent shall be required that
incorporate the Master Plan of Development conditions of approval to ensure that the
site retains the proposed qualities (architecture, colors, materials, plan amenities,
fencing, and landscaping) over time.
8. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
SECTION 2. Approval. The City Council of the City of Atascadero, in a regular
session assembled on September 14, 2004, resolved to approve Vesting Tentative Tract Map
(TTM 2003-0033) subject to the following:
1. Exhibit A: Vesting Tentative Tract Map 2003-0033
2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program.
City of Atascadero
Resolution No.2004-073
Page 3 of 15
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
CIT;Dr.
O ATASCADERO, CA
By:
Gorge Luna, Mayor
ATTEST:
YT�44/"'L' 1
TMarcia McClure Torgerson, C.M.C. Clerk
APPROVED AS TO FORM:
Thomas R. Gibson, Interim City Attorney
City of Atascadero
Resolution No.2004-073
Page 4 of 15
Exhibit A:Vesting Tentative Tract Map 2003-0033 (Sheet 7 of 2)
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City of Ataseadero
Resolution No.2004-073
Page 5 of 15
Exhibit A:Vesting Tentative Tract Map 2003-0033 (Sheet 2 of 2)
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City of Atascadero
Resolution No.2004-073
Page 6 of 15
Exhibit B:Conditions of Approval/Mitigation Monitoring Program
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading PernM PS:Planning Services
s9addi � orBuilding
Creek P SubvWnieDpa*m
Improvemerd Plans P0:Poke Departrnent
Vesting Tentative Tract Map FM:Final Map CE:Clly Engineer
TTM 2003-0033 TO:Terrwrary WW:Wastewater
Occupancy Ca Co Adonrey
FI:Final inspection AMWC:Water Cone.
F0:Final Occupancy
Planning Services
1. The approval of this Tentative Parcel Map shall not become final FM PS
and effective following approval of Zone Change 2003-0049 and
ZCH 2004-0085.
2. Approval of this Tentative Parcel Map shall be valid for two years FM PS
after its effective date. At the end of the period,the approval shall
expire and become null and void unless an extension of time is
granted pursuant to a written request received prior to the
expiration date.
3. The Community Development Department shall have the authority FM PS
to approve minor changes to the project that (1) result in a
superior site design or appearance, and/or (2) address a design
issue that is not substantive to the Tentative Tract Map and that
the Final Map is in substantial conformance with the Tentative
Map.
4. The Tract Map shall be subject to additional fees for park or FM PS
recreation purposes(QUIMBY Act)as required by City Ordinance.
5. The applicant shall record CC&R's for the subdivision subject to FM PS
the review and approval of the City Engineer, City Attorney and
the Community Development Director. The CC&R's shall also
state that all exterior colors, exterior materials, yard fencing and
site landscaping shall be consistent with the overall Master Plan of
Development as adopted.
6. The granting of this entitlement shall apply to the property located On going PS
at 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 regardless of owner.
7. The Final Map shall be drawn in substantial conformance with the FM PS
approved tentative map, and in compliance with all conditions set
forth herein, shall be submitted for review and approval in
accordance with the Subdivision Map Act and the City's
Subdivision Ordinance.
8. The subdivider shall defend,indemnify,and hold harmless the City FM PS
of Atascadero or its agents, officers, and employees against any
claim or action brought to challenge an approval by the city,or any
of its entities,concerning the subdivision.
City of Ataseadero
Resolution No.2004-073
Page 7 of 15
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading PermA PS:Planning Services
BP:Building Pemill BS:Buffing Services
Dove Creek SIP:Subdivision FD:Fre Departrrert
Impwemerd Plans PD:Police Department
Vesting Tentative Tract Map FM:Final Map CE:City Engineer
TO:Temporary W.Wastewater
TTM 2003-0033 Occupancy CA,city Atlomey
Fl:Final inspection AMC:Water Comp.
F0:Final Occupancy
9. Street names shall be determined prior to the recordation of the FM PS
final map.All street names shall be reviewed and approved by the
Community Development Department,Fire Department,and
Police Department.
10. All subsequent Tentative Tract Map and construction permits shall FM PS,CE
be consistent with the Master Plan of Development contained
herein.
11. Prior to map recordation,the applicant shall deposit$400,000 to FIWOn PS
the City to be placed in an interest bearing account. If a building going
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.
12. The project shall deed restrict either 10%of the base density units FM PS,CE
as 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.
13. Workforce Housing FM PS
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;
City of Atascadero
Resolution No.2004-073
Page 8 of 15
■ 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.
14. The emergency services and facility maintenance costs listed FM PS,CE
below 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.
■ All Atascadero Police Department service costs to the
project.
■ All Atascadero Fire Department service costs to the project.
■ Off-site common City of Atascadero park facilities
maintenance service costs related to the project.
15. All tract maintenance cost listed below shall be 100% funded by FM PS,CE
the 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.
■ All streets,bridges,sidewalks,streetlights,street signs,roads,
emergency access roads, emergency access gates, and
sewer mains within the project.
■ All parks,trails, recreational facilities and like facilities.
■ All open space and native tree preservation areas.
• All drainage facilities and detention basins.
■ All creeks, flood plains, floodways, wetlands, and riparian
habitat areas.
• All common landscaping areas, street trees, medians,
parkway planters, manufactured slopes outside private
yards,and other similar facilities.
■ All frontage landscaping along arterial streets and US 101
freeway.
City of Atascadero
Resolution No.2004-073
Page 9 of 15
16. 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.
Fire Marshal
17. Minimum fire flow required for proposed development that BP BS
includes commercial property building footprints of 25,000 square
feet,single story will be approximately 2250 GPM for 2 hours.
18. 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.
19. Fire hydrant spacing not to exceed 500 feet. BP BS
20. 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.
21. All access roadways in a Planned Unit Development (PUD) shall BP BS
be built/installed according to California Fire Code 2001 Section
902.1,Appendix III-D.
22. Roadways shall extend to within 150 of all portions of exterior BP BS
walls of the first story of any building.
23. Assure all roads built with adequate turning radius of at least 28 BP BS
feet inside,48 feet outside.
24. Portable fire extinguishers required on exterior and centrally BP BS
located per 75 feet walking distance for all multifamily units.
25. Knox security system for emergency fire dept.entry required for all BP BS
commercial construction
City Engineer
Project Conditions
Drainage
25. 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.
26. Submit calculations to support the design and construction of GP,BP CE
any 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.
27. Drainage basins shall be designed to desilt, detain and meter GP,BP CE
storm flows as well as release them to natural runoff locations.
City of Atascadero
Resolution No.2004-073
Page 10 of 1
28. Vegetative earth channels and swales will be used to convey GP,BP CE
minor concentrations of storm water from developed areas to
drain inlets.
29. 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.
30. 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.
31. Structures placed outside the 100-year Floodway boundary GP,BP CE
shall have finished floor elevations a minimum of one foot
above the base flood elevation.
32. 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.
33. Applicant shall submit Sediment and Erosion Control Plans and GP,BP CE
a 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.
34. 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 "fair 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
City of Atascadero
Resolution No.2004-073
Page 11 of 15
recoup a portion of the cost of 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'lair 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. El 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
35. No sewer system currently exists in proposed project area. GP,BP CE
Should 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.
36. 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.
37. Development using the sewer extension, within ten (15) years, GP,BP CE
shall be responsible for reimbursing the Woodlands developer
proportionate to their rate of use.
38. A mechanism must be provided to fund and maintain all sewer GP,BP CE
mains throughout the project area.
39. If a lift Station is planned with this project the following will GP,BP CE
apply:
Lift station shall be equipped with an alarm dialer,programmed to notify
qualified maintenance personnel when malfunctions occur. Lift Stations
City of Atascadero
Resolution No.2004-073
Page 12 of 15
shall be equipped with duplex pumps.Catalog cuts of equipment that will
be installed in lift station shall be submitted 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
40. 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.
41. 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.
42. The applicant shall enter a Subdivision Improvement GP,BP CE
Agreement with the City of Atascadero prior to recording the
final map.
43. 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
44. 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
45. 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.
46. The Subdivision Improvement Agreement shall record GP,BP CE
concurrently with the Final Map.
47. The applicant shall enter into a Plan Check/inspection GP,BP CE
agreement with the City.
48. A six(6)foot Public Utility Easement(PUE)shall be provided GP,BP CE
contiguous to the road property frontage.
49. 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
City of Atascadero
Resolution No.2004-073
Page 13 of 15
concurrence from all adjacent property owners whose ingress
and egress is affected by these improvements.
50. Slope easements shall be obtained by the applicant as needed GP,BP CE
to accommodate cut or fill slopes.
51. Drainage easements shall be obtained by the applicant as GP,BP CE
needed to accommodate both public and private drainage
facilities.
52. A preliminary subdivision guarantee shall be submitted for GP,BP CE
review in conjunction with the processing of the parcel map.
53. The final map shall be signed by the City Engineer prior to the
map being placed on the agenda for City Council acceptance.
54. Prior to recording the parcel map,the applicant shall pay all GP,BP CE
outstanding plan check/inspection fees.
55. Prior to recording the map,the applicant shall complete all GP,BP CE
improvements required by these conditions of approval.
56. 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.
57. 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.
58. 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.
59. 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.
60. Prior to the issuance of building permits the applicant shall GP,BP CE
submit 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
61. Before 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
City of Atascadero
Resolution No.2004-073
Page 14 of 15
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). All cross-connection devices shall
conform to AWWA and California Department of Health
Services standards.
62. 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.
63. Before issuance of building permits, the applicant shall obtain a AMWC
"Will Serve" letter from AMWC for the newly created lots within
the subdivision.
64. The water mains required to serve the project shall be laid out AMWC
in a grid or looped pattern and shall connect to the existing
water mains system in Santa Barbara Road, El Camino Real,
and San Diego Road.
65. 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.
66. 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.
67. 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.
68. The applicant shall obtain a separate landscape-irrigation AMWC
meter(s)from AMWC for the common areas within the project.
69. 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.
City of Atascadero
Resolution No.2004-073
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■ 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.
70. 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