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HomeMy WebLinkAboutResolution 2005-003 RESOLUTION NO. 2005-003 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2004-0126 (MASTER PLAN OF DEVELOPMENT) ON APN 049-101-022 (5310 Carrizo Rd./Griffin) WHEREAS, an application has been received from Scott Griffin (5310 Carrizo Rd., Atascadero, CA 93422), Applicant and Property Owner, to consider a project consisting of a zone change from RSF-X (Residential Single-Family) to RSF-X / PD-17 (Residential Single- Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a twelve lot Tentative Tract Map on APN 049-101-022; 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 to RSF-X/PD17/HS; and, WHEREAS, the PD-17 overlay district requires a Master Plan of Development to be approved in the form of a Conditional Use Permit; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0030 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 Conditional Use Permit 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 December 7, 2004, studied and considered Conditional Use Permit 2004- 0126 (MasterPlan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, WHEREAS,the City Council of the City of Atascadero, at a duly noticed Public Hearing held on January 11, 2005, studied and considered Conditional Use Permit 2004-0126 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, City of Atascadero Resolution No.2005-003 Page 2 of 36 NOW, THEREFORE, the City Council of the City of Atascadero takes the following actions: 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, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 2. Approval. The City Council of the City of Atascadero, in a regular session assembled on January 11, 2005, resolved to approve Conditional Use Permit 2004-0126 (Master Plan of Development) subject to the following: 1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development 3. EXHIBIT 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,Floor Plans, Color and Materials 8. EXHIBIT H: Utility Plan City of Atascadero Resolution No.2005-003 Page 3 of 36 On motion by Mayor Pro Tem 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, Luna, O'Malley, Pacas and Mayor Scalise NOES: None ABSENT: None ADOPTED: January 11, 2005 CITY OF AT ADE By: Wen Scal4mayor ATTEST: Marcia McClure Torgerson, C.M.C., Cit Clerk APPR AS TO FORM: i f Patrivl,'t E t, City Attorney City of Atascadero Resolution No.2005-003 Page 4 of 36 EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program PD-17 Master Plan of Development(CUP 2004.0126)/ZCH 2004-0078 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Smites 81.:Business License BS:Building Servbes 5310 Carrizo Rd OF:Grading Permit FD:Fire Depatment BP:Building Perm1 PD:Police Department PD-17 Master Plan of Development Fl:Fral Inspection CE:CiyEngineer TO:Ten p pry WW:Wastewater CUP 2004-01261ZCH 2004-0078 Occupancy CkCtyAgomey F0:Final Occupancy 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 concurrently FM PS with the life of Tentative Tract Map 2004-0048 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 City Council. 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 final 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 with BP/FM PS the Master Plan of Development contained herein. 6. The applicant shall defend,indemnify,and hold harmless the City 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 project. 7. All exterior elevations,finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS G to include the following,subject to staff approval: ■ Elevations for floor plan F shall be as presented on the on the floor plans and elevations page,with square windows on the second floor.Arch features shall be eliminated from over the garage doors and windows. ■ Floor plan C shall eliminate or reduce the carport feature in front of the garage.The garage fagade shall be recessed a minimum of 10 from the front of the residence,consistent with PD-17 standards. 0 Final color selection shall be subject to staff approval. City of Atascadero Resolution No.2005-003 Pae 5 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:BuidN Services 5310 Carrizo Rd GP:Grading FWnt FD:Fire Depadnnent BP:Building Perml PD:Police Depadnod PD-17 Master Plan of Development FI:Final rmpecWn CECkEnpineer TO:TeffpM WW:Wastexater CUP 2004-01261ZCH 20040078 occupancy okcil nmonney F0:Final Occupancy 8. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown in EXHIBIT C. 9. All site work,grading,and site improvements shall be consistent with BP/FM PS the Master Plan of Development as shown in EXHIBIT B and F. 10. The historic Colony Home shall be restored as follows: • Prior to final of the proposed garage on Lot 1,any aluminum windows on the original structure or previous additions shall be replaced with wood windows consistent with the historic style of the Colony Home,subject to staff approval. ■ The proposed garage on Lot 1 shall be subject to the Secretary of the Interior's guidelines for Historic Preservation and the mitigation measures included in the Mitigated Negative Declaration for the project. 11. A final landscape and irrigation plan shall be approved prior to the BP PS issuance of building permits and included as pan 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 property owner. All proposed tree locations,species,and sizes shall be as identified in EXHIBITS D.Trees shall be double staked. ■ The drainage detention basin shall be landscaped by the developer and maintained by the homeowners association or other mechanism approved by the City. • Additional landscape buffering in the form of 15-gallon trees and shrubs shall be planted along the eastern property lines of lots 5,6,and 7,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. 12. All project fencing shall be installed consistent with EXHIBIT B and D BP PS subject to the following modifications. The design of all fencing shall be compatible with the overall project City of Atascadero Resolution No.2005-003 Page 6 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business license BS:Building Services 5310 Carrizo Rd GP:Grading Penm4 FD:Fire oep rtm ent BP:Building Penri PD:Police Depanerd PD-17 Master Plan of Development Fl:Finallrnspec6on CE City Engineer T0:Temporary WW:Wastewater CUP 20040126/ZCH 20040078 occupancy CAcil Mornay F0:Final Occupancy design,subject to staff approval 13. Affordable Housing Requirement: The applicant shall designate 2 units FM,BP PS,CE as moderate-income units,deed-restricted for a 30-year period.Such units shall be located throughout the project,subject to planning staff approval. 14. Affordable Workforce Housing FM,BP PS,CE Prior to recordation of final map,the applicant shall enter into a legal agreement with the City to reserve t/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. 15. 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. 16. Deed notice shall be recorded with lots 4-12 notifying each property BP,FM PS,CE owner that the on-site roadway shall be extended to serve future subdivisions to the north and west. 17. Deed notification shall be applied to each of the new lots,notifying FM PS/CE homeowners that adjacent residential lots may be used for agricultural purposes,including keeping of livestock animals,facilities and equipment. 18. Prior to final map, the applicant shall submit CC&Rs for review and approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a. Provisions for maintenance of all common areas including access,parking,street trees,fencing and landscaping. b. A detailed list of each individual homeowner's City of Atascadero Resolution No.2005-003 Page 7 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 5310 Carrizo Rd GP:Grading Permit FD:Fie Depedment BP:Building Permit PD:Police Depen nient PD-17 Master Pian of Development Fl:Final Inspection CE:City Engineer CUP 2004-0126/ZCH 20040078 00CL emporary WIN:Wast CA:city anbmeyomey F0:Final Occupancy responsibilities for maintenance of the individual units. C. Individual unit's responsibility for keeping all trash receptacles within the unit's garage. d. A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 19. The emergency services and facility maintenance costs listed below FM PS 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 developers 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 20. All tract maintenance costs listed below shall be 100%funded by the FM PS 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 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,sidewalks,roads,and sewer mains within the project. ■ All drainage facilities and detention basins. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. • All frontage landscaping and sidewalks along arterial 21. A deed restriction shall be required for Lot 1 preventing the site from FM PS being altered in any manner that would degrade the significance of this historic house. Any alterations to the Colony Home shall follow the Secretary of the Interior standards for rehabilitation of historic City of Atascadero Resolution No.2005-003 Page 8 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Sendces BL:Business License BS:Building Services 5310 Carrizo Rd GP:Grading Pemd FD:Fire Departmerd BP:Building Pemtit PD:Poke Department PD-17 Master Plan of Development FI:Final Inspection CE:City Engineer T0:Teap pry WW:Wastewater CUP 2004-01262CH 2004-0078 Occupancy CA CityAttomey F0:Final Occupancy structures. 22. Construction vehicle access during Phase II of the project shall be BP PS/BS/CE restricted to EI Camino Real. No construction vehicle access shall be permitted off of Carrizo Rd for Phase II. Fire Marshal 23. Fire lanes shall be delineated to restrict parking as required by the BP BS Fire Authority. 24. The applicant shall provide two fire hydrants at a location approved by the Fire Department. Engineering Conditions: PROJECT SPECIFIC CONDITIONS Drainage: 25. Obtain approval by the City Engineer of the grading & drainage plan GP,BP CE and the storm drain design&facilities. 26. Submit calculations to support the design of any structures or pipes. GP,BP 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. 27. Provide for the detention of the 50 year developed storm runoff, while GP,BP CE metering out the 2 year undeveloped storm runoff. 28. Show the method of dispersal at all pipe outlets. Include specifications GP,BP CE for size&type. 29. Acquire drainage easements where needed. Drainage shall cross lot GP,BP CE lines only where a drainage easement has been provided. 30. Concentrated drainage from off-site areas shall be conveyed across GP,BP 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 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: City of Atascadero Resolution No.2005-003 Page 9 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business Lberw BS:Building Services 5310 Carrizo Rd GP:Grading Pernik FD:Fre Depar0rent BP:Building Pernik PD:Police Department PD-17 Master Plan of Development Fl:RWlnspectbn CE:CrlyEngineer TO:Temporary WW:Wastewater CUP 20040126/ZCH 20040078 occupancy CA Citynnomey FO:Final Occupancy FM CE 31. 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. 32. All public improvements shall be constructed in conformance with the GP,BP CE City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 33. Frontage improvements on Carrizo Road shall be constructed GP,BP CE consistent with the Tentative Tract Map. 34. Prior to issuance of building permits, the applicant shall submit a GP,BP 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 35. The Public Works Department shall approve all wastewater facilities GP,BP WW prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. 36. Applicant shall pay sewer extension (annexation) fees upon issuance GP,BP WW of building permit.Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 37. Gravity mains and other sewer facilities within the subdivision shall be GP,BP WW privately owned and maintained. 38. Gravity mains within the subdivision shall be eight (8) inches in GP,BP WW diameter. STANDARD CONDITIONS 39. All public improvements shall be constructed in conformance with the GP,BP CE City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. City of Atascadero Resolution No.2005-003 Pae 10 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL Business License BS:Building Services 5310 Carrizo Rd GP:Grading Pemntl FD:Fire Depantrneot BP:Building Pem$ PD:Police Deperlment PD-17 Master Plan of Development Fl:Final Inspection CE:Ciy Engheer water CUP 2004-0126/ZCH 2004-0078 TOOcrpancy y WK CityAWaserne upenncy CA Cly Attorney 1`0:Final Occupancy 40. In the event that the applicant is allowed to bond for the public FM CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 41. An engineer's estimate of probable cost shall be submitted for review FM CE and approval by the City Engineer to determine the amount of the bond. 42. The Subdivision Improvement Agreement shall record concurrently FM CE with the Final Map. 43. The applicant shall be responsible for the relocation and/or alteration of GP,BP CE existing utilities. 44. The applicant shall install all new utilities(water,gas,electric,cable TV GP,BP CE and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 45. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 46. The applicant shall acquire title interest in any off-site land that may be FM CE 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. 47. Slope easements shall be provided as needed to accommodate cut of FM CE fill slopes. 48. Drainage easements shall be provided as needed to accommodate FM CE both public and private drainage facilities. 49. The final map shall be signed by the City Engineer prior to the map FM CE being placed on the agenda for City Council acceptance. 50. Prior to recording the tract map, the applicant shall submit a map FM CE 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. 51. Prior to recording the tract map, the applicant shall set monuments at FM CE all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that comers have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 52. Prior to recording the tract map,the applicant shall pay all outstanding plan check/inspection fees City of Atascadero Resolution No.2005-003 Pae 11 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 5310 Carrizo Rd GP:Grading Penh FD:Fire Depart end BP:Building Pent PD:Police Department PD-17 Master Plan of Development FI:Final Irapection CE:City Engineer Etv CUP 2004-01262CH 20040078 TOccupanporeny CA City ste may Occupancy ca city nnomey F0:Final Occupancy 53. Prior to recording the map, the applicant shall complete all FM CE improvements required by these conditions of approval. 54. Prior to recording the tract map, the applicant shall have the map FM CE 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 map. 55. Upon recording the final map,the applicant shall provide the City with a FM CE black line clear Mylar(0.4 mil)copy and a blue line print of the recorded map. 56. Prior to the final inspection of any public improvements, the applicant FM CE 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. 57. Prior to the final inspection, the applicant shall submit a written GP,BP CE certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 58. An encroachment permit shall be obtained prior to any work within City GP,BP CE rights of way. 59. Prior to the issuance of building permits the applicant shall submit a GP,BP CE grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. 60. No new lots shall be created without access and utilities provided.New FM CE lots may be phased as access and utilities are provided. No lot excepting those consistent with the Master Plan of Development,shall be below the minimum lot size for the underlying zone. Atascadero Mutual Water Company 61. 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. City of Atascadero Resolution No.2005-003 Pae 12 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business license BS:Building Services 5310 Carrizo Rd GP:Grading Pemrt FD:Fre Department BP:Budding Pemtil PD:Poke Department PD-17 Master Plan of Development Fl:Fiinallnspeftri CE:CdyEngineer water CUP 2004-0126/ZCH 20040078 TOOocupanporary CA, uparrcy CA Cdy Ntomey F0:Final Occupancy 62. Before the start of construction on the water system improvements, BP BS 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"Will BP BS 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 in a BP BS grid or looped pattern and shall connect to the existing water mains system in Carrizo(8"main)and to Tract 2577(8"main)if possible. 65. 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. 66. 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. 67. The applicant shall obtain a separate landscape-irrigation meter(s) from AMWC for the common areas within the project. 68. 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 drip irrigation where ever 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 1.0 0 Proposed fencing location and height shall comply with City of Atascadero Resolution No.2005-003 Pae 13 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business license BS:Building Services 5310 Carrizo Rd GP:Grading Permit FD:Fre Departrnant BP:Building Permit PD:Poke Department PD-17 Master Plan of Development Fl:FiinalInspectbn CE:City Engineer CUP 2004-0126/ZCH 20040078 TOOcupancy ary WW:sllyWastewaterPrney Occupancy CA Cly Ntomey F0:Final Occupancy Atascadero Municipal Code. ■ The project landscaping shall include residential front yards,street facing side yards. ■ 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.d.1 designed to eliminate any off site glare.All exterior site lights shall utilize full cut-off,"hooded"lighting fixtures to prevent offsite light spillage and glare.Any luminaire pole height shall not exceed 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 Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non-peak hours to reduce City of Atascadero Resolution No.2005-003 Pae 14 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Servkoes BL:Business License BS:Building Services 5310 Carrizo Rd GP:Grading Pernik FD:Fire Deparunent BP:Building Penal PD:Poke DepaNnent PD-17 Master Plan of Development FI:Final lnspe*n CE:City Engineer T0:Tempwary WW:Wastewater CUP 2004-01262CH 2004.0078 Occupancy CACkyA9oney F0:Final Occupancy peak hour emissions. • Limit the length of the construction workday period,if necessary. ■ Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading,demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed(non-potable)water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are 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: The developer shall contract with a certified BP PS,BS,CE 4.e.2 arborist during all phases of project implementation.The certified arborists City of Atascadero Resolution No.2005-003 Pae 15 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services 5310 Carrizo Rd GP:Grading Permit FD:Fire Departrnent BP:Building Permit PD:Police Department PD-17 Master Plan of Development FI:Final Impaction CE:CiyEngineer TO:Temporary WW:Wastewater CUP 200401262CH 20040078 Occupancy ca OilyAttomey FO:Final Occupancy shall be responsible for monitoring the project during all phases of construction through project completion,as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre-construction meeting with engineering /planning staff,grading equipment operators,project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site.All tree protection fencing and trunk protection shall be installed for inspection during the meeting.Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Fencing: Must be a minimum of 4'high,chain link,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,24 apart with a 24"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.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 dri line of any oak trees.Arborist(s)will advise. City of Atascadero Resolution No.2005-003 Pae 16 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business license BS:Building Services 5310 Carrizo Rd GP:Grading Pemit FD:Fire Dep Wr ent BP:Building Pernil PD:Poise Department PD-17 Master Plan of Development Fl:Final InspWiDn Ce city Engineer T0:Temporary WW:Wastewater CUP 2004-0126/ZCH 20040078 Occupancy CA:Cityanomey F0:Feud Occupancy ■ Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees,as this will contribute to soil compaction. ■ Existing Surfaces: The existing ground surface within the drip-line of all oak trees shall not be cut,filled,compacted,or pared. ■ Construction materials and waste: No liquid or solid construction waste shall be dumped on the ground within the drip-line of any oak tree. ■ Arborist Monitoring: An arborist shall be present for selected activities(trees identified on spreadsheet—See attachment 5)and pre-construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. ■ Pre-Construction Meeting: An on-site pre-construction meeting with the Arborist,owner,planning staff,and the earth moving team shall be required for this project. Prior to final occupancy,a letter from the arborist shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist was on site for all grading and/or trenching activity that encroached into the drip-line of the selected native trees,and that all work done in these areas was completed to the standards set forth above. (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 5.a.1: Replacement of any exterior materials or design BP PS,BS 5.a.1 features on the original colony house shall be consistent with the Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings.This shall include the replacements of any doors and windows with solid wood framing of similar design and appearance.Vinyl, vinyl-cladding,and metal materials are not permitted. Mitigation Measure 5.a.2: The proposed project shall include Covenants, BP PS,BS 5.a.2 Conditions and Restrictions(CC&R's)or equivalent mechanism that incorporate the planned development conditions of approval to ensure that the site retains the historic qualities(historic buildings,architecture,colors, materials,fencing,and landscaping)overtime. Mitigation Measure 5.a.3: The new attached garage shall be constructed BP PS,BS 5.a.3 on the colony house lot shall be of similar design as the existing original wood sided house.The garage shall incorporate a pair of single or double- hung wood windows on each side and wood door design.A wood door may be added to any side.The garage door shall be constructed of wood and have an architectural appearance similar to the colony home architectural style.The garage door may be of roll-up function. City of Atascadero Resolution No.2005-003 Pae 17 of 36 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services 81.:Business License BS:Building Services 5310 Carrizo Rd GP:Grading Permit FD:Fire Departrnent BP:Building Pernik PD:Poise Department PD-17 Master Plan of Development Fl:Final inalmlion CE:City Engineer TO:Tenporary WW:Wastewater CUP 200401262CH 20040078 Occupancy CA:CilyAWmey F0:Final ODeWarq Mitigation Measure 5.b.1: Should any cultural resources be unearthed SP PS,BS 5.b.1 during site development work,the provisions of CEQA-Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b.1: The grading permit application plans shall GP PS,BS,CE 6.b.1 include erosion control measures to prevent soil,dirt,and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.1: A soils report shall be required to be submitted BP,GP PS,BS,CE 6.c.1 with a future building permit by the building department. Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan GP PS,BS,CE 8.e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit.The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer.The Building Permit application plans shall identify Best Management Practices(BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. 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 e No construction on Sunday Further,particularly loud noises shall not occur before 8 a.m.on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. 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.The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. City of Atascadero Resolution No.2005-003 Page 18 of 36 City of Atascadero Resolution No.2005-003 Page 19 of 36 EXHIBIT B:Master Plan of Development A cl k f� City of Atascadero Resolution No.2005-003 Page 20 of 36 EXHIBIT C: Statistical Summary of Project Proposed Project Summary 8 LOT T LOT l�LDO am LANDSCAPE LANDSCAPE AREA " AREA SF 2 9 7 LtP V14,a 4 20.51 21 TOTAL 1116094 SM4 24020 20.7X 7 50. .ri arty w r �e T D: Landscape Plan Key� 1 �~ ufi iyAp. 'a�''>tryf q0 ,: � r rg. Aw Ma Irk rcy ��`,' :ti€,.��'�`.Aa4 �^'�t• a 0 L 9 F City of Atascadero Resolution No.2005-003 Page 22 of 36 EXHIBIT E:Tree Protection Plan � jfi/ f jY A � 7 w. Y Y 1 1 I_ I �♦a City of Atascadero Resolution No.2005-003 Page 23 of 36 EXHIBIT F:Grading and Drainage Plan � f 1 1 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan A) t � ALt s City of Atascadero Resolution No.2005-003 Page 2 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan A) oaooracwa DRAFTING BY: lI , a?l2 Ham Fir Faroe. :. rafter t"O e cukreme, � ply' �G,s�,•« 'l�yeptrxtG'sur�*` Plan A rront Door Colo r> House Color-» 'Crim Color W, rasc+s Coro 'Adirondo4*66-' ""Awto,Cvuw' r1b"ter Creem', 3 Calor and Material Scheme locateon Matertal 5 cfflmgh Color rront Door Mace: Adrrondookk F Ac4ento s+ua(rHc6) Ci hisrdtplank Sedrryg- �, Gv/Onra1 Siding npr4plank Gofomal tfamptan t!e? /* hsawn Court{NA54)' . Window* 2x4 Hem rw Kcwghsawn Chester Grey C Door TMm (NA48) tw Fs is 240-Hem, "hsawn F41a Cream C WW32) Roofing Compr+�tu rr`I nnbarkna" Durt�t 5(ema SAF"Tunberhne" 810"4: 2once Come Roofkta ' rot%enna 6/ene Paull Co/"ky'�"iePh lniam",orO"W100t rendor+ng o armr forrefowneffonly City of Atascadero Resolution No.2005-003 Page 3 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan B) FRI + 3 31 City of Atascadero Resolution No.2005-003 Page 4 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan B) pwm v DRAMNG Opm r Y Grape Arkxw Imm m"f q.aPw . rteratfa Ti15+4y�:dip u .. filraPaa I;p(gg.. r Ply Cry O9#dY mOr- mloo- Trim Color- Pia ►Gel '"a "t VOWWO, ArnSv ' ?At" ff P Color and Material 5chame gear hV4 poor w« v . 0"19 !;And k� ' mIf (ro"Gm m WWdow f axe tiara rr , C Truer Lace(wW71) �- CV-4054f Noma 2a10 MOM Xm4hoawm Pot** �a CT"12) s" #lie- wrSig rwy` C tured [Feed Ondk 'Chic �. ago tSw* U*Ot low"*SOVOW hrOnwwtw A4V V*rw Cb-4054 r by lm"e ram colors ayyrior` pray City of Atascadero Resolution No.2005-003 Page 5 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan C) I I' old . ran Vm �r City of Atascadero Resolution No.2005-003 Page 6 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan C) z rc> r DRAMNO Pmr BY: Pw Ctxcr�arut'" '7 `M;,vp,furwe..'.. AmhgaW.. Plan rrantywr Cid'- d2M" 0*- Im ge .: tamm POOr 7rx �eul 'KgrYarr JiM+g/er" ' prrr Calor and Material scheme &22#4" m4cmd a 9h 00or woaG T OVA wog aa,o� win Gaexmat `� * 4 Iia,nog+fir Rovotoowm Kwm Jur#o C Door Tnm 0"30 FL (46010 UO"Om Raugh"WR EWW O"SGj fir aj Rcofireg Cax„pc�t�tan'T�mbarl�r�e` weatruaa A� "T�Lxfrn�' wood alfa m com 9 - W000orwd wood' viand' fare Colora;by ltdp*L^Vwm'or ung�snx&a^ atly City of Atascadero Resolution No.2005-003 Page 7 of 36 EXHIBIT G: Elevations, Floor Plans,Color and Materials (Plan D) l Y � P tw r3 ,y TI a s City of Atascadero Resolution No.2005-003 Page 8 of 36 EXHIBIT G: Elevations, Floor Plans,Color and Materials (Plan D) DRAFTING BY: Frani car- l4, ° rry cjwftd ratwee,m...._ c a - comnste ted s[r ft-87+k t�uRr 5tepa rlxntrar} Y>rxr» !" g7rga,,,e C.nsRn« Plan -Front QM Golor- HPIM Color Tn1n l Faacu!:elor `Tawnhattsa' Green" "1?rrv»(xray" " Calor and Material Scheme WWAM an 1 yr Co z €`rant Door Wood Townhovaa 0 A4ocmts n1148) :%dmg HardwWk 5trALOk f,4s C1r"ma;Gram 0 9toa 9hmgb (OH64) LL Cl CovotryLodean4ww',_ Wmcbw a 2x4 Nem Fir Raughos" Oman 6my C ftt',W. DoorTnm #TH14) CS -10043 F&WI& 24 Mem :unray Cr48#? CL� � � 1t oohng'., Com"ttm'rimlrerhna` Cedar,blond SAF 7Rmfartma` " ' fink - dl R01004 Ctftw*d country ` wuno"? Gender Biene rM.-Utlon $tone Ledge, CSV.10043 ?uratoM�l " Ve04a1' P.wnt cobra ty%wo*tm~l or*" rwm* "404WO Ow for twlovnow only City of Atascadero Resolution No.2005-003 Page 9 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan E) y , it w t. i ij ni M M 9 a 4, E � ��A City of Atascadero Resolution No.2005-003 Page 10 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan E) Mremhr DRANG. � .crick ka�6tf J+aNMw ' Mrw(au;.G1 colt"" Prtmk t7o{yr'Gr�dUr. .:. H9Ef8tS Ccrlayr:':- TunXt�tdN"�' Cx�rrr' 'Y�tdIXry Flan E rnmt pogr Calor- bafte Color. Tmm C4o f°MO C©Icar lryweta,$talc"' Pertly" 'LhgreJr!clotw' go'c"WO T L Calor and MateLul Scheme amt nt" Criar larorn acor Wood Twit Marr " t (NA32) r htanacu+ta 1, �rdrng tlardTlank c amu; P`a'r(NA42) tl» W Mndow 4 2x4 hem Mr"ba wo art Caftan DoOrTmm tsnsc+y CL 2xlO ttem r Cr1 Cokwmrs mr (NA48) Roofing com",t oo'Trmkmn%e �c a4r osi +'�A itTfl�6l'NnlMs�. f�NG '.�ltPICli n4f9-. "Cllert�aBl�ltlrtlLl`.. Aomt Cohn byy Roo*Lumen'or*"v Wt rwtq ernny eo/nra wtw har twomne a petty City of Atascadero Resolution No.2005-003 Page 11 of 36 EXHIBIT G: Elevations,Floor Plans,Color and Materials (Plan F) 7 F n r � 1 `1 Q,3 r -PIM, 4 City of Atascadero Resolution No.2005-003 Page 12 of 36 EXHIBIT G: Elevations, Floor Plans,Color and Materials (Plan F) Shutt DPuA"NG Fera 2 rf2 BY: "Ovom cowHem Pr raxa , arch and keystorw xaw�e am�wroxawt aoa«a .tea aava+.y�ma, Tapered Wh*a, cotmnaO 1*-y 04"Ve Plan F Front 00or covet,- Housa;'war- Tnm Color- Fara Color- at V ronda/alwa Whito. Lrbrwy AOG woony" wonptm Coort v 3 Color and Material Scheme I,R !qn Matartal 5hAwfwimJv Cabr rroeat Door Wood Mount VI"Ar Axanto (NA59) ung 5tucw 5mooth Cmdelebra Whites(WWse) a Lt_ Window 4 2x4 Ham Fir,Kouglisawn Library C � Door Trim Maha�my (NASI) CL Fascu 2x12 Hem "Imawn Hampton; Fir Court(NA54) KOON49 C iripoodion"T5mbearime burnt Seomut E510nd rt � : i�Sreunp Parra COkV*x13 AO*laxae "or+squ+VaO"t r 0kni axr forMi0rahmof* City of Atascadero Resolution No.2005-003 Page 13 of 36 EXHIBIT H:Utility Plan k « . Ul ze t t �~ i u � m t s r- i '+