HomeMy WebLinkAboutResolution 2004-078 RESOLUTION NO. 2004-078
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING A MASTER PLAN OF
DEVELOPMENT (CONDITIONAL USE PERMIT 2004-0130) FOR A
PD-17 OVERLAY ZONE OF APN 049-042-015
(1225 El Camino Real/24 El Camino Partners, LP)
WHEREAS, an application has been received from 24 El Camino Partners, LP (805
Aerovista Place,#202, San Luis Obispo, CA 93401), Applicant, and Kenneth Robinson (PO Box
331, Atascadero, CA 93423), Property Owner, to consider a project consisting of a zone change
from RSF-X (Residential Single-Family) to RSF-X / PD-17 (Residential Single-Family with
Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a
twenty-six lot residential Tentative Tract Map on APN 049-042-015; and,
WHEREAS, the site's General Plan Designation is SFR-X (Single-Family Residential -
X); and,
WHEREAS, the Planning Commission has recommended that the site's zoning district
be changed from RSF-X (Residential Single-Family) to RSF-X/PD-17 (Residential Single-
family-X with a Planned Development 17 Overlay); and,
WHEREAS, the Planned Development #17 requires the adoption of a Master Plan of
Development in the form of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004-0022
were prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act(CEQA); 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 September 7, 2004, studied and considered the Master Plan of
Development (CUP 2004-0130), 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 September 28,
2004, studied and considered the Master Plan of Development (CUP 2003-0130) after first
studying and considering the Draft Mitigated Negative Declaration prepared for the project, and,
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. Findings for Approval of Conditional Use Permit. The City Council
finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the PD-17 Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
S. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
SECTION 2. Findings for Approval of Tree Removal Permit. The City Council finds
as follows:
The tree is obstructing proposed improvements that cannot be
reasonably designed to avoid the need for tree removal, as certified
by a report from the Site Planner and determined by the Community
Development Department based on the following factors:
■ Early consultation with the City;
■ Consideration of practical design alternatives;
■ Provision of cost comparisons (from applicant) for practical
design alternatives;
■ If saving tree eliminates all reasonable uses of the property;
or
■ If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on September 28, 2004, resolved to approve Conditional Use Permit
2004-0130 subject to the following:
1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development
3. EXHICIT C: Statistical Project Summary
4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Tree Protection plan
6. EXHIBIT F: Grading and Drainage Plan
7. EXHIBIT G: Elevations and floor plans
8. EXHIBIT H: Material Sample Board
9. EXHIBIT I: Arborist Report
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, Scalise and Mayor Luna
NOES: None
ABSENT: None
ADOPTED: September 28, 2004
CITY ATASCA7ayor
By. Dr. eorge Luna, M
ATTEST:
Marcia McClure Torgerson, C.M.C., Cit Perk
APPROVED AS TO FORM:
Thomas R. Gibson, Interim City Attorney
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-17 Master Plan of Development(CUP 2004.0130)/ZCH 2004-0082
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1225 EI Camino Real GP:Grading Permit FD:Fre Department
BP:Building Permit PD:Pole Departrnerd
PD-17 Master Plan of Development Fl:Finallnspection CE:CilyEngineer
water
CUP 2004-0130/ZCH 20040082 OccTancy ernporary w,CilyA Dine
Occupancy CA Ciy P�tomey
F0:Friel O=parq
Planning Services
1. The approval of this zone change and use permit shall become final BP PS
and effective following City Council approval.
2. Approval of this Master Plan of Development shall be valid FM PS
concurrently with the life of Tentative Tract Map 2004-0054 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. Subsequent changes to the Master Plan of Development shall be On-going PS
approved by the Planning Commission,independent of Council
action.
4. The Community Development Department shall have the authority to BP/FM PS
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 authority to approve any other changes
to the Master Plan of Development and any associated Tentative
Maps.
5. All subsequent Maps and construction permits shall be consistent BP/FM PS
with the Master Plan of Development contained herein.
6. All exterior elevations,finish materials and colors shall be consistent BP PS
with the Master Plan of Development as shown in EXHIBITS G and
H.
7. All site development shall be consistent with the maximum intensities BP/FM PS
described in the statistical project summary as shown in EXHIBIT C.
8. All site work,grading,and site improvements shall be consistent with BP/FM PS
the Master Plan of Development as shown in EXHIBIT B.
9. A final landscape and irrigation plan shall be approved prior to the BP PS
issuance of building permits and included as part of site improvement
plan consistent with EXHIBITS B,D,and E. 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 and street-facing side yards.
All landscape maintenance shall be the responsibility of the individual
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Buslness License BS:Building Services
1225 EI Camino Real GP:GradingPamll FD:FireDepeNnent
BP:Budding Permit PD:Police Department
PD-17 Master Plan of Development Fl:Fnallrrs*ftn CE:Cily Engineer
nter
CUP 2004-0130/ZCH 20040082 TOOccupmporary w-CilyAWasnen
�y ca:cdy auomay
F0:Final Occupancy
property owner.
All proposed tree locations,species,and sizes shall be as identified
in EXHIBITS D. Trees shall be double staked.
■ Drainage detention basin and Open Space parcel shall be
landscaped by the developer and maintained by the
homeowner's association or other mechanism approved by the
City.
■ Permanent benches shall be added to the detention basin area
for passive recreation activities.
■ Additional landscape buffering in the form of 15-gallon trees and
shrubs shall be planted along the eastern property lines of lots
11,12,and 13,as feasible with plant selection,quantity,and
placement subject to staff approval.
■ Landscaping underneath the canopy of existing native oak trees
shall utilize a 4 to 6 inch thick layer of mulch. Only compatible
native or drought resistant plant materials with special low-water
irrigation systems may be installed under the tree canopy,
subject to review and written approval of the project tree arborist,
and subject to final staff approval.
■ The applicant shall work with staff to find lower maintenance
landscape materials for the parkways.
10. All project fencing shall be installed consistent with EXHIBIT D BP PS
subject to the following modifications.
The design of all fencing shall be compatible with the overall project
design,subject to staff approval
11. Affordable Housing Requirement: The applicant shall designate FM,BP PS,CE
either 2 units as very-low income or 4 units as low-income,deed-
restricted for a 30-year period as follows in accordance with the State
Density Bonus Program provisions.Such units shall be located
throughout the project and shall be subject to planning staff approval.
12. Affordable Workforce Housing FM,BP PS,CE
Prior to recordation of final map,the applicant shall enter into a legal
agreement with the City to reserve 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;
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1225 EI Camino Real GP:Grading Pemil FD:Fire Depadmerd
BP:Building Pemtit PD:Mica Deparinnl
PD-17 Master Plan of Development FI:Final Inapection CE:City Engirw
T0:Temporary WW:Wastewater
CUP 2004-0130/ZCH 20040082 Occupancy CACilyalsmey
F0:Final Occupancy
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.
13. All exterior material finishes(stone,siding,stucco facades,accent BP PS
materials,lighting,garage doors)shall be durable,high quality,and
consistent with the architectural appearance of each home.
14. Deed notice shall be recorded with each lot notifying each property BP,FM PS,CE
owner that the on-site roadway shall be extended to serve future
subdivisions to the south.
15. Tree mitigation shall include payment by the applicant of mitigation BP,FM PS,CE
fees prescribed by the Atascadero native Tree Ordinance or shall be
required to replant based on the requirements of the ordinance.
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. Final street name selection shall be subject to staff approval. BP PS,BS
18. Provide a letter from the Atascadero Mutual Water Company BP BS
stating the minimum expected water available to the site. Amount
available must meet min.requirement specified in the California
Fire Code.
19. Note approved address signage is to be provided. BP BS
20. Note on plans that fire lanes shall be delineated to restrict parking BP BS
as required by the Fire Authority.
21. One fire hydrant shall be located along the frontage of Lot 10,
subject to the approval of the Fire Department.
Engineering Conditions:
PROJECT SPECIFIC CONDITIONS
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business license BS:Budding Services
1225 EI Camino Real GP:Grading Paint FD:Fire Department
BP:Budding Permit PD:Padre Department
PD-17 Master Plan of Development FI:Finallnspectbn CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2004-01302CH 2004-0082 Occupancy ca Cityattomey
F0:Final Occupancy
Drainage:
22. Obtain approval by the City Engineer of the grading&drainage plan SIP CE
and the storm drain design&facilities.
23. Submit calculations to support the design of any structures or pipes. SIP CE
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.
24. Provide for the detention of the 50 year developed storm runoff, SIP CE
while metering out the 2 year undeveloped storm runoff.
25. Provide drainage analysis of project storm water flows and existing SIP
storm water flow from the project boundary to Graves Creek. This
project must mitigate any downstream impacts of the project storm
water flows down stream.
26. Show the method of dispersal at all pipe outlets. Include SIP CE
specifications for size&type.
27. Acquire drainage easements where needed. Drainage shall cross lot SIP CE
lines only where a drainage easement has been provided.
28. Concentrated drainage from off-site areas shall be conveyed across SIP CE
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 or Caltrans
approval can not be obtained the storm water release must follow
the exact historic path,rate and velocity as prior to the subdivision.
Public Improvements and Maintenance:
FM CE
29. The applicant must provide for the repair and maintenance of on-site
shared improvements.This includes roads,sidewalks,street trees,
streetlights,private sewer system,drainage facilities,recreation
areas and common landscaping.The two methods that may be used
are:
a.Homeowners Association.This private organization would be
responsible for the maintenance,repair and replacement of the
facilities.
b.Assessment District and Landscape and Lighting District.Funds
for the maintenance,repair and replacement of the facilities would
be collected on the property tax bill and distributed to the City.
The City Engineer and City Attorney shall approve the final form prior
to recordation.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business license BS:Building Services
1225 EI Camino Real GP:Grading Point FD:Fire Oeperkeeot
BP:Building Point PD:Police oeparhneet
PD-17 Master Plan of Development Fl:Final espection CE:CilyEngineer
TO,CUP 2004-01301ZCH 20040082 Occupmporary CA WKW
upancy ca city atlomey
F0:Flnal Oawparwy
30. All public improvements shall be constructed in conformance with SIP CE
the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
31. Full frontage improvements are required with this development. SIP CE
These include curb, gutter, sidewalk and paveout. Public
Improvement plans shall be submitted detailing the design. Cross
sections shall be submitted detailing the existing and proposed
crossfall on EI Camino Real.
32. Prior to issuance of building permits, the applicant shall submit a GP CE
grading and drainage plan with a separate sheet(s) devoted to
sedimentation and erosion control, prepared by a registered civil
engineer for review and approval by the City Engineer.
SANITARY SEWER CONDITIONS
33. The Public Works Department shall approve all wastewater facilities SIP WW
prior to construction. This includes pumps, force mains, cleanouts,
manholes and connections.
34. Applicant shall pay sewer extension (annexation ) fees upon FM WW
issuance of building permit. Sewer Connection and Reimbursement
fees shall be payable upon actual connection of the building sewer to
the public sewer system.
35. Gravity mains and other sewer facilities within the subdivision shall SIP WW
be privately owned and maintained.
36. Gravity mains within the subdivision shall be eight (8) inches in SIP WW
diameter.
37. Newly created lots are subject to the payment of sewer extension FM WW
fees prior to final map recording.
STANDARD CONDITIONS
38. All public improvements shall be constructed in conformance with SIP
the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
39. In the event that the applicant is allowed to bond for the public FM
improvements required as a condition of this map,the applicant shall
enter into a Subdivision Improvement Agreement with the City
Council.
40. An engineer's estimate of probable cost shall be submitted for review FM
and approval by the City Engineer to determine the amount of the
bond.
41. The Subdivision Improvement Agreement shall record concurrently FM
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1225 El Camino Real GP:Grading Permit FD:Fire DepautrrW
BP:Building Permit PD:Police Departrnent
PD-17 Master Plan of Development Fl:Final Inspection CE:City Engineer
CUP 20040130/ZCH 20040082 TCOcupffl orery CAcl1 Wastewater
uupancy CA Cly Attorney
FO:Final Occupancy
with the Final Map.
42. The applicant shall be responsible for the relocation and/or alteration SIP
of existing utilities.
43. The applicant shall install all new utilities (water, gas, electric, cable SIP
TV and telephone) underground. Utilities shall be extended to the
property line frontage of each lot or its public utility easement.
44. The applicant shall monument all property corners for construction FM
control and shall promptly replace them if disturbed.
45. The applicant shall acquire title interest in any off-site land that may FM
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.
46. Slope easements shall be provided as needed to accommodate cut FM
of fill slopes.
47. Drainage easements shall be provided as needed to accommodate FM
both public and private drainage facilities.
48. The final map shall be signed by the City Engineer prior to the map FM
being placed on the agenda for City Council acceptance.
49. Prior to recording the tract map, the applicant shall submit a map FM
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.
50. Prior to recording the tract map, the applicant shall set monuments FM
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.
51. Prior to recording the tract map, the applicant shall pay all
outstanding plan checklinspection fees.
52. Prior to recording the map, the applicant shall complete all FM
improvements required by these conditions of approval.
53. Prior to recording the tract map, the applicant shall have the map FM
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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1225 El Camino Real GR Grading Permit FD:FireDepartmerd
BP:Buldap Permit PD:Police Dep*mnt
PD-17 Master Plan of Development FI:FrWInspection CE.Ck Engineer
TO:Temporary WW:WasteWer
CUP 2004-0130/ZCH 20040082 Occupancy CACkmomey
F0:Final Occupancy
map.
54. Upon recording the final map, the applicant shall provide the City FM
with a black line clear Mylar(0.4 mil)copy and a blue line print of the
recorded map.
55. Prior to the final inspection of any public improvements,the applicant FM
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.
56. Prior to the final inspection, the applicant shall submit a written SIP
certification from a registered civil engineer or land surveyor that all
survey monuments have been set as shown on the final map.
57. An encroachment permit shall be obtained prior to any work within SIP
City rights of way.
58. Prior to the issuance of building permits the applicant shall submit a SIP
grading and drainage plan prepared by a registered civil engineer for
review and approval by the City Engineer.
Atascadero Mutual Water Company
59. Before the issuance of building permits,the applicant shall submit BP 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 water
distribution facilities shall be constructed in conformance with
AMWC Standards and Details and the California Waterworks
Standards(Code of Regulations Title 22, Division 4,Chapter 16).
All cross-connection devices shall conform to AWWA and
California Department of Health Services standards.
60. Before the start of construction on the water system BP BS
improvements,the applicant shall pay all installation and
connection fees required by AMWC. Subject to the approval of
AMWC,the applicant may enter in to a"deferred connection"
agreement.
61. Before issuance of building permits,the applicant shall obtain a BP BS
"Will Serve"letter from AMWC for the newly created lots within the
subdivision.
62. The water mains required to serve the project shall be laid out in a BP BS
grid or looped pattern and shall connect to the existing water
mains system in EI Camino Real(14"main).and to Tract 2577(8"
main), if possible.
63. The applicant shall provide AMWC with easements for those
water facilities proposed for operation and maintenance by AMWC
that are constructed outside of publicly maintained right-of-ways.
AMWC shall review the form and content of the easements before
recordation.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
1225 EI Camino Real GP:GradingPerml FD:FueDepanmant
BP:Building Penrit PD:Police Depadment
PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer
T0:Temporary WW:Wastewater
CUP 20040130/ZCH 20040082 Occupancy CACity atamey
F0:Final Occupancy
64. The applicant shall submit a hydraulic analysis with the first plan
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.
65. The applicant shall obtain a separate landscape-irrigation meter(s)
from AMWC for the common areas within the project.
66. Before construction of the water system improvements,AMWC
shall review and approve the irrigation plans for the common
areas within the project.The irrigation plan submittal shall include
the following:
■ Landscape irrigation meter location and size.
■ Backflow prevention device type, location,and
manufacturer.
■ Flow and precipitation rate for each circuit.
■ Irrigation schedules including schedules for
establishment period and post establishment period.
■ Total anticipated water application per circuit per month
for both schedules.
■ Total landscape water application.
■ Use of drip irrigation wherever possible.
■ A check valve shall be installed on the lowest head in
each sprinkler circuit.
Mitigation Measures
Mitigation Measure 1.c.1: The following landscape mitigations shall apply: BP BS,PS,CE 1.c.1
■ Proposed fencing location and height shall comply with
Atascadero Municipal Code.
■ The project landscaping shall include residential front yards,street
trees,street facing side yards,and EI Camino Real frontage.
■ The on-site storm water and drainage detention basin shall be
landscaped with plant materials compatible with the surrounding
area while allowing the basin to function as engineered for storm
water management.
■ All proposed trees shall be shade trees of a minimum 15-gallon
size and double staked.
Mitigation Measure 1.c.2: The proposed homes shall include the use of BP BS,PS,CE 1.c.2
earth-tone paint and roof colors designed to blend with the surrounding
residential environment and reduce the potential for reflected light and
glare.
Mitigation Measure 1.d.1: If exterior street lighting is proposed, it shall be SP BS,PS,CE 1.41.1
designed to eliminate any off site glare. All exterior site lights shall utilize
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Busness License BS:Building Services
1225 El Camino Real GP:Grading Perni FD:ReDepadmn
BP:Building Permit PD:Poke Department
PDA T Master Plan of Development Ft:Final inspection CE:Cky Enow
er
CUP 2004-0130/ZCH 2004-0082 TOOccLWrgrary CACilyAftm y
upancy CA City At�mey
F0:Final Occupancy
full cut-off,"hooded"lighting fixtures to prevent offsite light spillage and
glare. Any luminaire pole height shall not exceed 14-feet in height,limit
intensity to 2.0 foot candles at ingress/egress,and otherwise 0.6 foot
candle minimum to 1.0 maximum within the private street. Fixtures shall be
shield cut-off type and compatible with neighborhood setting,subject to
staff approval.
In addition,individual exterior home-owner lighting shall be restricted
through CC&R's and individual lot deed-restriction to prohibit high-intensity
lighting in excess of one-foot candle,limited in fixture height to not exceed
10 feet,and utilize full cut-off,"hooded"lighting fixtures to prevent offsite
light spillage and glare.
Mitigation Measure 3.b.1: The project shall be conditioned to comply with BP,GP BS,PS,CE 3.b.1
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 Manaaement 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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Seftes
1225 EI Camino Real GR GradingPemit FD:ReDepadmnt
BP:Building Permit PD:Police Department
PD-17 Master Plan of Development Fl:Finallnspacibn CE,Cilre,ginear
TO:Temporary WW:Wastewater
CUP 200401302CH 20040082 Occupancy caGly Momey
FO:Final Occupancy
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 planned 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 all BP PS,BS,CE 4.e.1
protection and enhancement measures recommended by the Certified
Arborist in the Tree Protection Plan.Tree protection fencing shall be
installed at the locations called out in the Tree Protection Plan.
Mitigation Measure 4.e.2: All tree removals shall be mitigated as BP PS,BS,CE 4.e.2
prescribed by the Atascadero Native Tree Ordinance.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Busoess Licenee BS:Building Services
1225 El Camino Real GP:GradingPemtil M:FireDepartmerd
BP:Building Penmil PD:Poke Department
PD-17 Master Plan of Development Fd:Finallnspectlon CE,CilyEngineer
ater
CUP 2004-01302CH 20040082 TOOcupancyTeffpary w:Cily A e may
uP�Y CA Ciy Nfomey
FO:Final Occupancy
Mitigation Measure 4.e.3: The developer shall contract with a certified BP,GP PS,BS,CE 4.e.3
arborist during all phases of project implementation. The certified arborists
shall be responsible for monitoring the project during all phases of
construction through project completion,as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to
the issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff,grading equipment operators,project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed at the line of encroachment
into the tree's root zone area.
(c) As specified by arborist report and City staff: (See Attachment 4)
■ Fencing: Must be a minimum of 4'high,chain link,snow or safety
fence staked at the drip-line or line of encroachment for each tree
or group of trees. Tree fencing shall be erected before demolition,
grading,or construction begins. The owner shall be responsible
for maintaining an erect fence throughout the construction period.
The arborist(s)shall inspect the fence placement once it is
erected. This is mandatory for this project.
■ Soil Aeration Methods: Soils under drip-lines that have been
compacted by heavy equipment and/or construction activities must
be returned to their original state before all work is completed.
Methods include water jetting,adding organic matter,and boring
small holes with an auger(18"deep,2-3'apart with a 2-4"auger)
and the application of moderate amounts of nitrogen fertilizer. The
arborist shall advise.
■ Chip Mulch: All areas within the drip-line of the trees that cannot
be fenced shall receive a 4-6"layer of chip mulch to retain
moisture,soil structure and reduce the effects of soil compaction.
■ Trenching within the Drip-line: All trenching under drip-lines of
native trees shall be hand dug,augured or bored. All major roots
shall be avoided whenever possible. All exposed roots larger than
1"in diameter shall be'clean cut with a sharp pruning tool and not
left ragged.
■ Grading within drip-line: Grading should not encroach within the
drip-line. If grading is necessary,construction of retaining walls or
tree wells or other protection measures may be necessary to
insure the survivability of the trees. Chip mulch 4-6"in depth may
also be required in these areas.
Conditions of Approval/ Timing Responsibility Mitigation
(Monitoring Measure
Mitigation Monitoring Program
PS:Planning Services
BL Business License BS:Building Sawices
1225 EI Camino Real GP:Grading Permit FD:Fre Depadnnt
BP:Building Penh PD:Poke Department
PD-17 Master Plan of Development Fl:Final Inspectbn CE:cily Engineer
TO:Temporary WW:Wastewater
CUP 2004-0130/ZCH 20040082 Occupancy CA:CkAttomey
FO:Final Occupancy
■ 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. Grading
shall be done by hand underneath the drip-lines to avoid tearing
any roots.
■ Exposed Roots: Any exposed roots shall be recovered the same
day they were exposed. If they cannot,they must be covered with
burlap or another suitable material and wetted down 2X per day.
■ Paving within the Drip-line: Pervious surfacing is preferred within
The dripline of any oak trees. Arborist(s)will advise.
■ Equipment Operation: Vehicles and all heavy equipment shall not
be driven under the trees,as this will contribute to soil compaction.
■ Existing Surfaces: The existing ground surface within the drip-line
of all oak trees shall not be cut,filled,compacted or pared.
■ Construction materials and waste: No liquid or solid construction
waste shall be dumped on the ground within the drip-line of any
oak tree.
■ Arborist Monitorina: An arborist shall be present for selected
activities(trees identified on spreadsheet—See attachment 5)and
pre-construction fence placement. The monitoring does not
necessarily have to be continuous but observational at times
during the above activities.
■ Pre-Construction Meeting: An on-site pre-construction meeting
with the Arborist,owner,planning staff,and the earth moving team
shall be required for this project. Prior to final occupancy,a letter
from the arborist shall be required verifying the health/condition of
all impacted trees and providing any recommendations for any
additional mitigation. The letter shall verify that the arborist was
on site for all grading and/or trenching activity that encroached into
the drip-line of the selected native trees,and that all work done in
these areas was completed to the standards set forth above.
(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 PS,BS,CE 6.15.1
include erosion control measures to prevent soil,dirt,and debris from
entering the storm drain system during and after construction. A separate
plan shall be submitted for this purpose and shall be subject to review and
approval of the City Engineer at the time of Building Permit application.
Mitigation Measure 6.c.1: A soils report shall be required to be submitted BP,GP PS,BS,CE 6.0
with a future building permit by the building department.
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Pinning Services
BL:Business License BS:Building SeMces
1225 EI Camino Real GP:Grading Permit FD:Fire Department
BP:Building Pard PD:POW Depadinerd
PD-17 Master Plan of Development Fl:Final Urspecftn CE:City Engineer
er
CUP 20040130/ZCH 20040082
TO:Ternixry CkCRYmornVftemy
uparwy CA Cly A1lomey
F0:Final Occuparq
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan GP PS,BS,CE 8.e11
(SWPPP)/Erosion Control Plan shall be submitted and approved by the City
Engineer prior to the issuance of the building permit. The plan shall include
storm water measures for the operation and maintenance of the project for
the review and approval of the City Engineer. The Building Permit
application plans shall identify Best Management Practices (BMPs)
appropriate to the uses conducted on site that effectively prohibit the entry
of pollutants into storm water runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that GP PS,BS,CE 8.e.f.2
all contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices,citations,or stop orders.
Mitigation Measure 11.d.1: All construction activities shall comply with the BP,GP PS,BS,CE 11.d.1
City of Atascadero Noise Ordinance for hours of operation,and as follows:
Construction activities shall be limited to the following hours of operation:
• 7 a.m.to 7 p.m. Monday through Friday
• 9 a.m.to 6 p.m.Saturday
• No construction on Sunday
Further,particularly loud noises shall not occur before 8 a.m.on weekdays
and not at all on weekends.
The Community Development Director upon a determination that unusually
loud construction activities are having a significant impact on the neighbors
may modify the hours of construction.
Failure to comply with the above-described hours of operation may result in
withholding of inspections and possible construction prohibitions,subject to
the review and approval of the Community Development Director.
A sign shall be posted on-site with the hours of operation and a telephone
number of the person to be contacted in the event of any violations. Staff
shall approve the details of such a sign during the Grading Plan/Building
Permit review process.
EXHIBIT B:Master Plan of Development
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EXHIBIT 1:Arborist Report
JOIN 2004
i "Y prvaarlwaft
1615 Lupine Lane,Templeton,California 93465
5/10104
JM Wilson
Ell CAWno Development,
Atas adow,California
This tree protection plan was prepared per your request through forth Coast Engineering
adhering to the Atascadcro Native Tree Ordinance. This property consists of fairly well
drained alluvial soils with black walnuts(.fudlans n ru),white oaks(Quercus lobata),
and coast live oaks( uereus a rifolia). A largo percentage of the live oaks are over-
mature trees. There are large past failures on this property along with both neighboring
properties. Many trees have large cavities. Most all the large oaks to be saved will
require hazard pruning to reduce hazards, All potential hazards cannot be eliminated
without eliminating all the trees. it is mandatory that we(arborists,owners,
architects,city officials)have a walk,through to point out the visual structural
deficiencies in the trees,and potential impacts so you can make Informed decisions
whether or not you'swish to seek additional removals or hazard evaluations for
safety reasons. Trees we suggest for hazard evaluations are as follows:
• tree#63 has a home to the south
• tree#30 has a home to the ew and west
• trec#33 has a home to the south and east
has a home and garage to the east and west
These trees in particular may present an unacceptable degree of risk dente to cavities,pest,
and other structural deficiencies.
It is the responsibility of the owner to provide a copy of this tree protection plan to any
and all contractors and subs that work within the drip litre of any native tree. This project
will require extensive hand digging and hand grading along with monitoring and all
contractors shall understand this. We also strongly suggest each homeowner(frith an
over mature oak)have an arborist inspection annually.> We addressed the plans;as they
were designed and the only trees on time removal form are the mandatory ones(roads,
house-pads,etc.)
EXHIBIT 1:Arborist Report
The jog intho sidewalk appears•to be,deaagacd around true#7 in mxW to save it This
tree had arecent failure and is not worth saving, Straighteningthosidewalknurysave
trees 4,48 and#9 instead. Dee#5 has too much encroachment to survive construction.
Man changes, removal should be considered, Tree#6 is no severely impacted,
however.itis army a shell of its fatmer structure and should be removed., it can be
engineered safely,the basin should,be altered to town theimpwA on #14119. Tree
#56 is not severely impacted,howover it ists truly o tats would,
iinterfh
esre wit -the fencing audit isnot saving, All otharr r ala_ in roads or
planned house pads. Troo#67 is a 3«inch dbh black walnut that was. ed in the
initial survey. It is in an open area and could be saved, Trees#29-#33,#43, , 6,
#47,#49, 52455,#57,#58,#61-#63 and#6S are the large over-mature aro
planned to be saved. Eachvec has one or more cavities that jeopardize its structural
inttegrity. Limbs that directly target homes or high use areas should either be romoved or
have serious weight reduction. The garage on test 19 should be moved south away frons
tree#25 if possible.
Tree Rating System
A rating system of 1-10 was used for visually establishing the overall condition of each
tree on the spreadsheet. The rating system is defined as follows;
HIOU Qgglitigg;
0 Deceased
1 Evidence of massive past failures,extreme disease and is in severe
decline.
2 May be saved with `on to class 4 pruning,inswV
eradication and future monitoring,
3, Some past failures,some pests or structural defects that may be
nfifigmed by class pruning-
4 May have had minor past failures,excessivo,deadwood or minor
structural defects that can be mitigated with pruning,
5 Relatively healthy tree with little visual structural,and or pest;
defects.
6 Healthy tree than probably m beJeft in its natural state.
7-9Have had proper arboricultural pruning and attention or have no
apparent structural defects.
to Specimen tree with perfect shape,structure foliage in a
protected setting(i,e.park,arboretum);
The following mitigation measuresfinethods must be fully understood and followed by
anyone working within the drip line of any native tree. Any necesaaryclarification will
be provided by us-(the arborists)upon ruest.
EXHIBIT 1:Arborist Report
1. Fencing; The proposed fencing shall be drown in orange ink on the grading
plan. It must be a minimum of 4`high chainlifik,;snow or safety.fence staked at the edge;
of the drip line or line c ,aclumt for each Uw or + . The a shall be
up beloteanyoonatmotionoreorthmovino begins, The.owner shall boxosponsibleJbr
maintainiagan erect f6ace throughout theconstruction ion period. The ar .`((s),upon
notification,will inspect the fence placement once it is croctoti. .After this Oar,fencing
shall notbe ved wt t gist inspectionfapproval. If the orange plasdo fencing is
,a minim =of four ziplies-shall be used on-each stake to secure the fencv
Fencing for this project is very intricate and shall be placed as shown. All efforts shall be
made to maximize the distance.from each:saved tree.
2. Soll Aeration Methods: Soils within the drip line that have been compacted
by heavy,cquipment an&or construction activities must be returned to their original state
before all work is comp Methods include waterjetting, g organic matter,and
boring small holes with an auger(I r'deep,2_3+apart with a 24"auger)and the
application Qfmoderatc amounts ofnitrogen fertilizer. The arborist(s)shall advise.
3, Chip Mulch: All arm within the drip line of the that otbe,fencsd
shall receive a 4-6"layer of chip mulch to retain moisture,soil structure and reduce the
ef'f'ects of soil compaction.
4, Trenching Within Drip Line(Foundations): All trenching within the drip
line of native trees shall be kind dug,augured or bored, All mar roots,shalt be avoided
whenever possible. All exposed roots larger than 1"in diameter shall be eteart out with.
sharp pruning tools and not left ragged. Mandatary meeting between the arborists and;
grading+ tpr(s)trust take place prior to work start.
S. Grading Within The Drip kine:; ishould not encroach within the drip
line unless authorized. lfgWingionectsmy,,constructioitofreWab%,walloortrw
wells or other protection treasures may be necessary to insure the survivability of
'p mulch 4 "in depth may also be required in thew areas. Grading should not
disrupt tho,nortual drainage path around the trees. Fills should not oroato a pending
condition and excavations should not,leave the tree on a rapidly draining mound.
6 Exposed Roots:, Any exposed roots shall be re-covered the same day they
were exposed, If they cannot,they must be covered with'burlap or another suitable
material and wetted down 2x per day until re-buried.
7Paying Within The Drip Line. :; Pervious surfacing is;prefaredwithin the
drip line of any native tree. The,areas whom pavers are required amoutlined on the
WaUng plans. Pavers must be interlocking with re minimum of ttl/#void space
backfilled with pea grsvel. Fabric shall be permeable.
8 Equipment Operation: Vehicles and all heavy equipment 1 not be
driven under the trees,as this will contribute to soil compaction. Also there is to be no
EXHIBIT 1:Arborist Report
parkinso,foilaoftntorpmoual vehicles in glow AMU. All areas behind fencing are off
limits unless pro-appmved by the arborist.
9. Eating. aces. The existing ground surfaco within the drip.line of all oak.
trees I not be cut,filled,compacted r r pared,unless shown on the plans and
approved by the arborist.
10. Construction Materials And Waste. No liquid or solid construction waste
shall be dumped,on the Wound'within the drip lire of any native tree.
11. Arborlst Monitoring;" An arborist shall be present for selected activities
(trees identified on spreadsheet itemsballoted below)and,pre-construction fence
placement inspection, The monitoring does not=nocessarilihave to be continuous but
observational at times during the above activities. It is the responsibility of the owner(s)
or their designee to inform us prior to these events so we can matte arrangements to be
present:
12. Pre- oustructlon Meeting. An on-site -construction meeting with the
Arborist(a),Owner(s),Planning Staff,and the earth moving team shall be required for
this project. Prior to find occupancy,a letter fl°om the arborist(s) l be required
verifying thehealth/condition of all impacted trees.and providing any recommendations
for any additional mitigation. The letter,shall verify that the wbnrist(s)were on site for
all grading and/or trenching activity that encroached into the drip line of selected.
native trees,and that all work done in these arms was completed to the.standards set forth
above:
13. Pruning: Class_4 pruning includes-Crown reduction pruning sal consist of
reduction of taps,sides or individual limbs, A trained arborist WWI petf(irm all pruning,
No pruning shall tape more than 25%of the live crown of any native tree. Any that
may need pruning for road/home clearance shall be pruned prior to any grading activities
to avoid any branch tearing.
14. LPe:. All landscape under the drip-Brae sW, be drought tolerant or native
` _. Lawns WWI be avoided. All irrigationtrenching shall be routed around drip
l' ,otherwiseabove ground drip-irrigation shall be usa It is the owner's
responsibility to notify the landscape contractor regi this witigation
15. Utility Placement: All utilities shall be placed,down the roads and driveways
and when possible outside of the drip lines. The arborist shall supervise trenching within
the drip line. All trenches in these areas WWI be exposed:by air spade with utilities
routedunder/over the roots, Mandatory ting - . eery the arborists and
water/sewer/electrical installation contractor(s)must take place prior to work
All trees potentially impacted by this project are numbered and identified on both the
grading plan and the spreadsheet. Trees are numbered on the grading plans and in the
field with an aluuoninutn tag. Tree protection fencing is shown on the griming plan. Trees
EXHIBIT 1:Arborist Report
to be removed for ro me installations have an"X"on the grading,plan. In the field,
trees to be removed have real.flagging tape and trecs to saved have yellow tape. some
trees wow not identified on the spreadsheet because other identified trees adjacent to the
construction arm inherently protect them, Certain,trees do not have a tang or tape in the
Meld due to either small stem or located on neighboring properties or propertylines.
Those trees include#14418,#34439, 42,#45,#60, 70. Allarcidentifledonthe
gradingplans. All are saved trees. All proposed removals have tags and rod tape in the
field. The three inch diameter oak next to tree#73 is a lives oak and is not subject to
removal permit per the_Ataseadero Native Tree Ordinance.
The included spreadsheet includes trees listed by amber,species and multiple stem if
applicable,diameter and breast height(4.51),condition(scale from poor to excellent),
status(avoided,impacted,removed,exempt),percent of drip line impacted,mitigation
required(fencing,root pruning,monitoring),construction impact(trenching,grading),
recommended pruning and individual tree notes.
Monitoring Schedule:
•
Pre-construction fence placement
All drip line encroachments(grading,trenching)>1A°/"that are outlined on the
spreadsheet,
•' Utility trenching within any dribs line(aimpade is mandatory)
• Paver selection and installation, We would prefer to see the selection and detail
plans prior to construction,
If all theabove,mitigation measures are followed,we feel there will be no long-term
significant impacts to the rernaating trees. As owed above,_them are several trocs that
will need to be addressed due to Water than significant planned impacts. There am also
troas that may be able to be saved, The following removal statistics are,as the plans exist
now,
The minimum number of removals necessary,for this project is 16, The total diameter
inches are 372.
Please let us knew if we can beofany future assistance to you for this project.
Steve G.Alvarez
Certified arborist#WC0511
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