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HomeMy WebLinkAboutPC_2004-12-07_AgendaPacketCITY OFATASCADERO PLANNING COMMISSION AGENDA Regular Meeting December 7, 2004 — 7:00 P.M. City of Atascadero Pavilion on the Lake 9315 Pismo Ave. - Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Kelley Vice Chairperson Porter Commissioner Fonzi Commissioner Jones Commissioner Peterson Commissioner Beraud Commissioner O'Keefe APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes. Please state your name and address for the record before making your presentation. The Commission may take action to direct the staff to place a matter of business on a future agenda) CONSENT CALENDAR (All items on the consent calendar are considered to be routine and non -controversial by City Staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions) 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON NOVEMBER 16, 2004. 2. APPROVAL OF THE 2005 PLANNING COMMISSION MEETING SCHEDULE COMMUNITY DEVELOPMENT STAFF REPORTS 3. APPEARANCE REVIEW — EMERALD RIDGE ARCHITECTURAL AND SITE PLAN REVIEW 4. TREE REMOVAL PERMIT 2004-0065 Applicant: City of Atascadero, Public Works Department, 6905 El Camino Real, Suite 6, Project Title: Atascadero CA 93422, Phone: 461-5000 Project Title: Tree Removal Permit 2004-0065 Project Bridge located between 1365 and 1350 Garcia Road Location: (San Luis Obispo County) APN 049-101-022 Project A request to remove six (6) Live Oaks, two (2) Valley Oaks, and one (1) Toyon, in Description: conjunction with the Garcia Road and Bridge expansion located between 1365 and 1350 Garcia Road. PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 5. ZONE CHANGE 2004-0078, CONDITIONAL USE PERMIT 2004-0126, TENTATIVE TRACT MAP 2004-0048, FOR A 12 -LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION Applicant: Scott Griffin, 5310 Carrizo Rd., Atascadero, CA 93422 Project Title: Zone Change 2004-0078, Conditional Use Permit 2004-0126, Tentative Tract Map 2004-0048 for a 12 -lot Single -Family Residential Subdivision. Project 5310 Carrizo Rd, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-101-022 Project The proposed project consists of an application for a Planned Development Overlay Description: Zone, Conditional Use Permit, and Tentative Tract Map for a 12 -Lot Residential Subdivision on a 3 -acre parcel under the requirements of PD -17 Overlay Zoning District. The average lot size is 9,674 square feet. The new homes will range in size from 1,248 square feet to 1,725 square feet. The project includes one home per lot each with a two -car garage. One existing on-site colony house will be retained on site. General Plan Designation: Single Family Residential -X Zoning District: Residential Single Family -X Proposed Based on the Initial Study prepared for the project, a Mitigated Negative Declaration Environmental is proposed. The proposed Mitigated Negative Declaration is available for public Determination: review at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 6. TENTATIVE TRACT MAP 2004-0057, CONDITIONAL USE PERMIT 2004-0141 AMENDMENT, TECORIDA AVENUE CONDOS Applicant: Kelly Gearhart, Atascadero Homeowners, LLC, 7025 Morro Rd., Atascadero, CA 93422, Phone: 461-7504 Project Title: TTM 2004-0057/CUP 2004-0141 Amendment: Tecorida Ave. Condos Project Tecorida Ave, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 030-292-066, 030-213-008 Project The proposed project consists of an application for a Conditional Use Permit Description: Amendment and Tentative Tract Map to establish 8 condominium units in a proposed multi -family development. The project proposes an open space/tree preservation easement over an existing drainage way on site. General Plan Designation: High Density Multi -Family Zoning District: Residential Multi -Family — 16 / PD -10 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration Environmental is proposed. The proposed Mitigated Negative Declaration is available for public Determination: review from 11/18/04 through 12/7/04 at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT There will be no meeting on December 21, 2004. The next regular meeting of the Planning Commission will be on January 4, 2005, at the Pavilion on the Lake, 9315 Pismo Avenue, Atascadero. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at, or prior to this public hearing. City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m., at the Pavilion on the Lake, 9315 Pismo Ave., Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during City Hall Annex business hours at the Community Development counter and on our website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager's Office, (805) 461-5000, or the City Clerk's Office, (805) 461-5000. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON AGENDA ITEMS Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Commission regarding the matter being considered to step up to the podium. If you wish to speak for, against or comment in any way: • You must approach the podium and be recognized by the Chairperson • Give your name and address (not required) • Make your statement • All comments should be made to the Chairperson and Commission • All comments limited to 5 minutes (unless changed by the Commission) • No one may speak for a second time until everyone wishing to speak has had an opportunity to do so, and no one may speak more than twice on any item. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at least 24 hours prior to the meeting. Access to hook up your laptop to the City's projector will be provided. You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the Chairperson before the meeting begins to announce your presence and turn in the printed copy. The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Council. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, "PUBLIC HEARINGS", the Chairperson will call for anyone from the audience having business with the Commission to: • Please approach the podium and be recognized • Give your name and address (not required) • State the nature of your business This is the time items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes will be allowed for Community Forum (unless changed by the Commission). ITEM NUMBER: 1 DATE: 12-7-04 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting November 16, 2004 — 7:00 P.M. CALL TO ORDER Chairperson Kelley called the meeting to order at 7:00 p.m. and Commissioner Jones led the Pledge of Allegiance ROI I CAI I Present: Commissioners Beraud, Fonzi, Jones, O'Keefe, Peterson, and Chairperson Kelley Absent: Vice Chairperson Porter Staff Present: Community Development Director Warren Frace, Deputy Community Development Director Steve McHarris, Redevelopment Specialist Marty Tracey, Deputy Public Works Director Jeff van den Eikhof, Associate Planner Kelly Gleason, Assistant Planner Lisa Wilkinson and Recording Secretary Grace Pucci. APPROVAL OF AGENDA MOTION: By Commissioner Fonzi and seconded by Commissioner O'Keefe to approve the agenda. Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT Eric Greening announced that a draft North County Transit Study has been prepared and expressed concern that the public has not been involved early in the process and questioned whether the Planning Department has been consulted. Community Development Warren Frace stated that the City Engineer would give a report to the Commission on the study at their next meeting. Chairperson Kelley closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON NOVEMBER 3, 2004. MOTION: By Commissioner Beraud and seconded by Commissioner Fonzi to approve Item #1. Motion passed 5:0 by a roll -call vote. (Jones abstained) PRESENTATIONS 2. DOWNTOWN INFILL DEVELOPMENT PROJECT A team of Cal Poly Students gave a PowerPoint presentation on their downtown project and answered questions of the Commission. (Exhibit A) The Commission commented on the presentation and made suggestions. PUBLIC COMMENT Eric Greening questioned the amenities that would be used around the transit stops within the downtown and asked how increased density in the downtown would relieve development in the outlying areas. Chairperson Kelley closed the Public Comment period. DIRECTOR'S REPORT 3. UPDATE: REDEVELOPMENT AGENCY Redevelopment Specialist Marty Tracey provided the update on the Redevelopment Agency and answered questions of the Commission. Steve Martin, Executive Director Atascadero Main Street, spoke about the fagade improvement program and the mix of styles within the downtown. 4. UPDATE: APPEARANCE REVIEW Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. Chairperson Kelley recessed the hearing at 9:05 p.m. Chairperson Kelley called the meeting back to order at 9:16 p.m. 5. UPDATE: SIDEWALK MASTER PLAN Associate Planner Kelly Gleason gave the staff report and with Deputy Public Works Director Jeff van den Eikhof answered questions of the Commission. 6. UPDATE: ATASCADERO NATIVE TREE ASSOCIATION COORDINATION Assistant Planner Lisa Wilkinson gave the staff report, answered questions of and took comments from the Commission. PUBLIC HEARINGS NONE COMMUNITY DEVELOPMENT STAFF REPORTS Community Development Director Warren Frace recognized staff for the work they had done in preparing tonight's reports. Director Frace reviewed the agenda for the December 7th meeting and announced that the December 21St meeting would be cancelled. COMMISSIONER COMMENTS AND REPORTS Chairperson Kelley thanked the Cal Poly team and staff for their efforts. ADJOURNMENT Chairperson Kelley adjourned the meeting at 9:44 p.m. to the next regularly scheduled meeting of the Planning Commission on December 7, 2004. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibit is available for review in the Community Development Department: Exhibit A — Cal Poly Downtown Infill Project — PowerPoint Presentation ITEM NUMBER DATE: 12-7-04 D RAFT Planning Commission Meeting Schedule 2005 All meetings will be held at the Pavilion on the Lake 9315 Pismo Ave., Atascadero MEETING DATE MEETING TYPE January 4 Regular TIME 7:00 p.m. January 18 Regular 7:00 p.m. February 1 Regular 7:00 p.m. February 15 Regular 7:00 p.m. March 1 Regular 7:00 p.m. March 15 Regular 7:00 p.m. April 5 Regular 7:00 p.m. April 19 Regular 7:00 p.m. May 3 Regular 7:00 p.m. May 17 Regular 7:00 p.m. June 7 Regular 7:00 p.m. June 21 Regular 7:00 p.m. July 5 Regular 7:00 p.m. July 19 Regular 7:00 p.m. August 2 Regular 7:00 p.m. August 16 Regular 7:00 p.m. September 6 Regular 7:00 p.m. September 20 Regular 7:00 p.m. October 4 Regular 7:00 p.m. October 18 Regular 7:00 p.m. November 1 Regular 7:00 p.m. November 15 Regular 7:00 p.m. December 6 Regular 7:00 p.m. December 20 Regular 7:00 p.m. \\Cityhall\cdvlpmnt\PC Meeting Schedule\PC Meeting Schedule 2005.doc ITEM NUMBER: DATE: 12/7/04 Atascadero Planning Commission Staff Report - Community Development Department Emerald Ridge Homes Conditional Use Permit 2003-0116 (2705 EI Camino Real / Laughlin Development Co.) SUBJECT: Site plan and architectural review for the approved Emerald Ridge Master Plan of Development (CUP 2003-0116). RECOMMENDATIONS: Staff Recommends: Planning Commission: 1. Approve the revised elevations and site plan SITUATION AND FACTS: 1. Applicant / Representative: Peter Laughlin; 479 Pacific Street, Suite 2A, Monterey, CA 93940 2. Project Address: 2075 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-011 3. General Plan Designation: General Plan Designation: High -Density Residential 4. Zoning District: RMF -16 (Residential Multiple Family) 5. Site Area: 2.66 acres 6. Existing Use: Single Family Residence 7. Environmental Status: Proposed Mitigated Negative Declaration 2004-0014 ITEM NUMBER: F DATE: 12/7/04 DISCUSSION: Background On May 4, 2004 the Planning Commission approved Emerald Ridge Homes with a condition that the site plan and be brought back for Planning Commission review at a later date. The original proposal included a request for 45 condominium units. The Planning Commission approved the project with the maximum base density units, 43, and requested that the applicant expand the common area open space. In addition, the applicant has since acquired the properties adjacent to the approved project to the north and has redesigned the phase 1 site plan to provide connectivity to the adjacent parcels. The Planning Commission also requested that the applicant work with staff to enhance the elevations of the proposed residential units, providing more variety and articulation to all facades. Revised elevations are included for review. Appearance Review Building Elevations Per Planning Commission request, the applicant has redesigned the project elevations to include a variety of materials, traditional window styles, brick accent elements, accentuated vertical elements, and stylized columns. The applicant has submitted three color schemes that compliment the proposed architectural style. ITEM NUMBER: DATE: 12/7/04 Site Design As a condition of approval, the Planning Commission required that the applicant increase the size of the proposed common open space area by reducing the footprint of an adjacent residential unit (shown below). Since the original project approval, the applicant has acquired the adjacent properties (5 -acres) and has modified the site plan not only to include additional open space but has redesigned the site to allow for future connectivity to adjacent projects. Connections are provided for vehicular circulation toward the north and south portions of the site. The revised plan also includes an expanded open space area that will allow for pedestrian connections and greater recreation opportunities for residents. Applicant required to increase open space area here Expanded It_ open space area I L Connect to north (Phase II) T Previously approved site plan Proposed site plan " IRI'MRO N I Maintain previously proposed open space area ITEM NUMBER: F DATE: 12/7/04 ALTERNATIVES: 1. The Commission may approve the revised site plan design and elevations. 2. The Commission may refer the site plan back to the applicant for additional modifications. The Commission should clearly state the type of information that is required and move to continue the item to a future date. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Revised Elevations Attachment 2: Previously Approved Elevations Attachment 3: Color Board Attachment 4: Revised Site Plan Attachment 5: Previously Approved Site Plan WE L SPIN 'AM i ��_ _ 1 __.. -� _. ���s�=- - _ i . - _. _ __ - _ - _. _i..... ITEM NUMBER: DATE: 12/7/04 ATTACHMENT 3: Color Board COLOR AND MATERIALS BOARD Emerald Ridge Homes Atascadero, CA LGA - Leonard Grant, Architect 09 November 2004 Roofing Elk — Prestique Hickory Stucco Rookwood Terra Cotta Color Scheme #1 Rookwood Amber Hardv Siding Birdseye Maple Trim Roycroft Vellum Roofing Elk — Prestique Antique Slate Stucco Rockwood Dark Green Color Scheme #2 Renwick Olive Hardv Siding Roycroft Mist Gray Trim Roycroft Vellum Roofma Elk — Prestique Shakewood Stucco Rookwood Dark Brown Color Scheme #3 Renwick Golden Oak Hardv Siding Downing Straw Trim Roycroft Vellum ITEM NUMBER: DATE: 12/7/04 ATTACHMENT 4: Revised Site Plan EL CAMINO REAL C.2 ITEM NUMBER: DATE: 12/7/04 ATTACHMENT 5: Previously Approved Site Plan ITEM NUMBER: 4 DATE: 12/07/04 Atascadero Planning Commission Staff Report - Community Development Department Tree Removal Permit TRP 2004-0065 (Garcia Road Bridge: City of Atascadero) SUBJECT: A request to remove six (6) Live Oaks, two (2) Valley Oaks, and one (1) Toyon, in conjunction with the Garcia Road Bridge expansion located between 1365 and 1350 Garcia Road. 10*9141LY, l►h140117_1%0Eel 0; Staff recommends: The Planning Commission adopt Resolution PC 2004-0133 to approve the request to remove nine (9) native trees subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. Situation and Facts: 1. Applicant: City of Atascadero, Public Works Department, 6905 EI Camino Real, Suite 6, Atascadero, CA 93422 2. Certified Arborist: Steve Alvarez and Chip Tamagni, Arborist and Vegetation Management, P.O. Box 1311, Templeton, CA 93465 3. Project Address: Between 1365 and 1350 Garcia Road Atascadero, CA 93422 APN 049-182-019 & 049-092-034 ITEM NUMBER: 4 DATE: 12/07/04 BACKGROUND: The proposed Garcia Road Bridge project will replace and widen the current single - lane wooden bridge with a double -lane concrete bridge. The new bridge includes 28 feet for two lane traffic and a 5 -foot wide sidewalk. The bridge is located above a tributary of Graves Creek and is surrounded by several native trees, including Toyon, Live Oak, and Valley Oak. The Mitigated Negative Declaration for the proposed bridge improvement adopted in August 2002 requires an arborist report with recommendations prior to project implementation. The applicant has provided an arborist report and tree protection plan as required by the Native Tree Ordinance. ANALYSIS: Nine (9) native trees are proposed for removal, three of which are greater than 24" diameter at breast height (dbh) (Exhibit A), totaling 229 inches dbh. According to the Arborist, Trees #7, #26, and #27 may be salvageable by incorporating proper root pruning, limiting excavation, and installing riprap at the base of the trees. Staff recommends approving the removal of the aforementioned trees with the condition that the applicant incorporate recommended techniques to avoid removal if feasible (Exhibit A, Condition 4). The City of Atascadero's Tree Ordinance requires that mitigation for native tree removals be implemented as a condition of approval. Staff is recommending that the applicant provide a combination of replanting and payment into the native tree fund. FINDINGS: Pursuant to the Tree Ordinance (Ordinance No. 214), "decisions on native tree removals of 24 -inch dbh-size or larger shall be made by the Planning Commission." In considering any tree removal request, at least one of the findings must be made. Staff has identified finding #5 as appropriate for the application request. 5. 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: ITEM NUMBER: 4 DATE: 12/07/04 • 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. CONCLUSION: The applicant has submitted a Tree Protection Plan and Arborist Report. The trees have been determined to be obstructing the proposed bridge improvements, as determined by the Site Planner and Arborist. PREPARED BY: Lisa Wilkinson, Assistant Planner ATTACHMENTS: Attachment 1: Aerial Photo Attachment 2: Draft Resolution PC 2004-0133 ITEM NUMBER: 4 DATE: 12/07/04 Attachment 2: Draft Resolution PC 2004-0133 DRAFT RESOLUTION PC 2004-0133 A RESOLUTION OF THE PLANNING COMMISSION OF ATASCADERO APPROVING A TREE REMOVAL PERMIT TO ALLOW THE REMOVAL OF NINE NATIVE TREES LOCATED BETWEEN 1365 AND 1350 GARCIA ROAD. (TRP 2004-0065/Garcia Road) WHEREAS, an application for a Tree Removal Permit has been received from the City of Atascadero, 6905 El Camino Real, Suite 6, Atascadero, CA 93422, to allow the removal of eight native oak trees and one Toyon tree located between1365 and 1350 Garcia Road; and, WHEREAS; the Planning Commission reviewed the proposed Tree Removal application on December 7, 2004, and considered testimony and reports from staff, the applicants, and the public; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Tree Removal Permit. The Planning Commission 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; and, SECTION 2. Approval. The Planning Commission hereby approves Tree Removal Permit 2004-0065 subject to the following Conditions and Exhibits: Exhibit A: Conditions of Approval Exhibit B: Arborist Letter Exhibit C: Tree Protection Plan ITEM NUMBER: 4 DATE: 12/07/04 On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 4 DATE: 12/07/04 Exhibit A: Conditions of Approval Tree Removal - TRP 2004-0065 Conditions of Approval Timing Responsibility 70 -inches LO TRP 2004-0065 7 -inches LO /Monitoring 14 -inches LO 4 PR: Pnorto Removal PS: Planning Services 15 -inches LO 6 BL: Business License BS: Building Services 31 -inches LO Total BP: Building Permit FD: Fire Department TO: Temporary Occupancy PD: Police Department F0: Final Occupancy CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. The applicant shall pay $1,217 as a portion of the PR PS/CE mitigation required for tree removal. 2. The applicant shall plant five (5) 15 -gallon non- TO PS/CE deciduous native trees and three (3) 15 -gallon deciduous native trees at locations recommended by the project arborist. 3. Replacement trees shall be monitored for a 1 -year FO PS period and maintained as specified by a certified arborist to insure the trees become established. 4. The applicant shall implement arborist FO PS recommendations to avoid impacts to tree #7, #26, and #27 to the extent possible. If the trees are conserved and in good health upon project completion, the applicant shall be reimbursed accordingly. Evergreen Native Trees (inches) Mitigation Requirement 28 five gal trees or Tree Fund Payment: $ 1,383.33 Deciduous Native Trees (inches) dbh notes 1 70 -inches LO 2 7 -inches LO 3 14 -inches LO 4 11 -inches TOY 5 15 -inches LO 6 18 -inches LO 7 31 -inches LO Total 166 -inches Mitigation Requirement 28 five gal trees or Tree Fund Payment: $ 1,383.33 Deciduous Native Trees (inches) 21 five gal trees or Tree Fund Payment: $ 1,050.00 $ Totals 229 -inches dbh notes 1 13 -inches VO 2 50 -inches VO 3 4 5 6 Total 63 -inches 21 five gal trees or Tree Fund Payment: $ 1,050.00 $ Totals 229 -inches Exhibit B: Arborist Report Tree Removal - TRP 2004-0065 ox , Templeton, California 93465 11-3-04 City of Atascadero Garcia Road Bridge Project ITEM NUMBER DATE: 12/07/04 �4 'IN cD Nov 1 Z 2004 COMMUNITY DEVELOPMENT The following report is in regards to the widening of the Garcia Road Bridge in Atascadero, California. The project will include increasing road width on either side of the bridge and changing the position of the centerline. The stream bed will also be widened on either side of the proposed bridge. The native trees within the city easement include coast live oaks (Quercus agrifolia), valley oaks (Quercus lobata), and toyon (Heteromeles arbutifolia). For the planned project, nine native trees will need to be removed with a total diameter of 229 inches. However, the arborist feels certain trees may be able to be saved. All changes shall be engineered safely and be the sole responsibility of the City of Atascadero.. Tree #1 is directly impacted by the bridge construction and will have to be removed. Tree #7 is located at the edge of the proposed stream widening on the southeast side of the bridge. It may be possible to save this tree through proper root pruning down slope of the tree and installing the riprap up to the tree's base. Trees #7 and #8 are directly in the pedestrian approach on the southeast side of the proposed bridge. It may not be possible to save these trees without re -design of the approach. Tree #25 is located in the middle of the proposed stream widening on the southwest side of the proposed bridge. It may not be possible to save this tree. Tree #26 and #27 are located in the middle of the stream widening on the northwest side of the proposed bridge. It may be possible to save these two trees by limiting excavation and installing riprap at the base of the trees. Tree #31 is located outside of the rail on the northwest side of the bridge. If grading is limited in this area, the tree may possibly be saved. It is the responsibility of the City of Atascadero to provide a copy of this tree protection plan to any and all contractors and subs that work within the drip line of any native tree. It is highly recommended that each contractor sign and acknowledge this tree protection plan. 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: Rating Condition Deceased ITEM NUMBER DATE: 12/07/04 Exhibit B: Arborist Report Tree Removal - TRP 2004-0065 • • 2 1 Evidence of massive past failures, extreme disease and is in severe decline. 2 May be saved with attention to class 4 pruning, insect/pest eradication and future monitoring. 3 Some past failures, some pests or structural defects that may be mitigated by class IV pruning. 4 May have had minor past failures, excessive 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 that probably can be left in its natural state. 7-9 Have had proper arboricultural pruning and attention or have no apparent structural defects. 10 Specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). The following mitigation measures/methods must be fully understood and followed by anyone working within the drip line of any native tree. Any necessary clarification will be provided by us (the arborists) upon request. 1. Fencing: The proposed fencing shall be shown in orange ink on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the edge of the drip line or line of encroachment for each tree or group of trees. The fence shall be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification, will inspect the fence placement once it is erected. After this time, fencing shall not be moved without arborist inspection/approval. If the orange plastic fencing is used, a minimum of four zip ties shall be used on each stake to secure the fence. All efforts shall be made to maximize the distance from each saved tree. 2. Soil Aeration Methods: Soils within the drip line 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(s) shall advise. 3. 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. 4. Trenching Within Drip Line: All trenching within the drip line of native trees shall be hand dug, augured or bored (for utilities). All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be clean cut with sharp pruning tools and not left ragged. A Mandatory meeting between the arborists and grading contractor(s) must take place prior to work start. ITEM NUMBER: 4 DATE: 12/07/04 Exhibit B: Arborist Report Tree Removal - TRP 2004-0065 5. Grading Within The Drip Line: Grading should not encroach within the drip line unless authorized. 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. 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. 7. Paving Within The Drip Line: Pervious surfacing is preferred within the drip line of any native tree. If pavers are required, the areas are outlined on the grading plans. Pavers must be interlocking with a minimum of 10% void space backfilled with pea gravel. Fabric shall be permeable. 8. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. Also there is to be no parking of equipment or personal vehicles in these areas.' All areas behind fencing are off limits unless pre -approved by the arborist. 9. Existing Surfaces: The existing ground surface within the drip line of all oak trees shall not be cut, filled, compacted or pared, unless shown on the grading plans and approved by the arborist. 10. Construction Materials And Waste: No liquid or solid construction waste shall be dumped on the ground within the drip line of any native tree. The drip line areas are not for storage of materials either. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet and items bulleted below). The monitoring does not necessarily have to be continuous but observational at times during these activities. It is the responsibility of the owner(s) or their designee to inform us prior to these events so we can make arrangements to be present. • pre -construction fence placement • grading near tree #6 • grading near tree #29 • all activities near any trees that are previous removals/now saved 12. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner(s), Planning Staff, and the earth moving team may be required for this project. Prior to final occupancy, a letter from the arborist(s) 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(s) were on site for all grading and/or trenching activity that encroached into the drip line of the selected native ITEM NUMBER: DATE: 12/07/04 Exhibit B: Arborist Report Tree Removal - TRP 2004-0065 0 -1 trees, and that all work done in these areas was completed to the standards set forth above. 13. 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 shall be exposed by air spade or hand dug with utilities routed under/over the roots. 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 aluminum tag. Tree protection fencing is shown on the grading plan. In the field trees to be saved have yellow tape and trees to be removed have red tape. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5'), 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. If all the above mitigation measures are followed, we feel there will be no long-term significant impacts to the native trees. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 (805) 431-2581 Chip Tamagni Certified Arborist WE 6436-A (805) 431-2602 zw ITEM NUMBER: 4 DATE: 12/07/04 Exhibit C: Tree Protection Plan Tree Removal - TRP 2004-0065 NI - ITEM NUMBER: 5 DATE: 12-07-04 Atascadero Planning Commission Staff Report - Community Development Department 5310 Carrizo Rd. Single Family Planned Development Zone Change 2004-0078, Master Plan of Development (CUP 2004-0126), Vesting Tentative Tract Map 2004-0048 (Griffin) SUBJECT: The proposed project consists of an application for a Zone Change, Conditional Use Permit (CUP) and Tentative Tract Map. The Zone Change request would establish a Planned Development #17 overlay on the site subject to a Master Plan of Development (CUP) that would allow eleven (11) new single-family residences to be constructed and one (1) Colony Home to remain. The Tentative Tract Map would create a twelve (12) lot subdivision. RECOMMENDATION: Staff Recommends Planning Commission: 1. Adopt Resolution PC 2004-0123 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004-0030; and, 2. Adopt Resolution PC 2004-0124 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2004-0078 based on findings; and, 3. Adopt Resolution PC 2004-0125 recommending that the City Council approve Conditional Use Permit 2004-0126 to include the Master Plan of Development (EXHIBIT B) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 4. Adopt Resolution PC 2004-0126 recommending the City Council approve Vesting Tentative Tract Map 2003-0048 based on findings and subject to Conditions of Approval and Mitigation Monitoring. Situation and Facts: 1. Applicant: 2. Representative 3. Project Address 4. General Plan Designation 5. Zoning District: 6. Site Area: 7. Existing Use: 8. Environmental Status: REPORT -IN -BRIEF: ITEM NUMBER: 5 DATE: 12-07-04 Scott Griffin 5310 Carrizo Rd., Atascadero, CA 93422 RTC, 7600 Morro Rd, Atascadero, CA 93422 462-1375 5310 Carrizo Rd, Atascadero, CA 93422 (San Luis Obispo County) APN 049-101-022 General Plan Designation: SFR -X (Single -Family Residential, 0.5 net acre minimum lot size) RSF-X (Residential Single -Family) 3 -acres Single -Family Residence Proposed Mitigated Negative Declaration 2004-0030 On September 21, 2004, the Planning Commission reviewed the proposed project and recommended approval to the City Council on a 6-0 vote. Prior to the City Council hearing, a legal noticing error was brought to staff's attention. As the noticing for the Planning Commission did not meet the legal requirements prescribed by state law, the City Council referred the project back to Planning Commission for re -hearing and recommendation. On November 3, 2004, the Planning Commission held a second public hearing on the project and herd testimony from the public. Due to concerns related to traffic resulting from a vehicular connection to Carrizo Rd, the Planning Commission referred the item back to staff and the applicant to redesign the project to eliminate a through connection to Carrizo Rd. The applicant has worked with staff to modify the access to the project. The revised site plan includes a shared driveway off of Carrizo Rd for the existing Colony Home and two additional homes to the rear. Access to the remaining 9 residences has been designed to utilize future connections through adjacent projects to EI Camino Real. Under this scenario, the applicant cannot begin construction on the rear 9 residences until the adjacent properties develop. ITEM NUMBER: 5 DATE: 12-07-04 PROJECT UPDATE: Based on Planning Commission direction, the applicant has redesigned the project to include the following: • Elimination of the through connection to Carrizo Rd. • Phased map and drainage basin design to allow for the development of the two residences accessed by a shared driveway off of Carrizo Rd. • Option of connecting to sewer through adjacent project to the north or west. ANALYSIS OF PLANNING ISSUES: Project Definition The proposed project consists of a twelve -lot residential subdivision on a 3 -acre parcel under the requirements of a PD -17 Overlay Zoning District. The proposed lot sizes range from 8,730 to 14,770 square feet. The existing Colony home will be retained on lot 1 and will be one of the affordable units offered. Consistent with previous Planning Commission recommendations and Council action, staff has conditioned that a Historic Overlay Zone be placed on Lot 1 to ensure preservation of the Colony Home. Each home will have a two -car attached or detached garage with additional uncovered spaces provided in the driveway that fulfill the guest -parking requirement. There are four (4) additional on -street parking spaces provided in parallel parking pockets. Each unit is consistent with the PD -17 requirement of providing a minimum 40% parcel landscaping and building footprints of less than 35% of the parcel area. Proposed homes range in size from approximately 1,811 to 2,297 square feet, excluding garages. Garage sizes range from approximately 440 to 640 square feet with some garage plans including additional home office/storage area above. A Master Plan of Development will include all site development and architectural design standards for the project. The Master Plan of Development will be approved in the form of a Conditional Use Permit as required by the Zoning Ordinance. The Planning Commission can make any future amendments to the Master Plan of Development in the future, independent of Council action. ITEM NUMBER: DATE: Proiect Summary Table PD -17 LEGEND (35% MAX.) (40% MIN.) LOT/ GROSS LOT NET LOT AREA SF AREA SF BLDG BLDG LANDSCAPE AREA LANDSCAPE 0 40 2773 18.8% 655 4.4 _ 2 9360 6594 2205 23.6% 3832 40.9% 9122 6594 1874 20.03775 41.1% 9632 4604 1416 14.7X 3940 40.9%_ 5 8746 7 44 2249 25.7X 51.5% 6 8744 7756 16 .2X -- -4762 6-I&S -- 7 8782 6709 1804 20.5% 4398 50.0% a RR21 6552 2032 23.0% 6m3 71.2X 11 1 7066 1 2149 1 24.4% 1 4560 1 51.8% 10 11014 8633 1 1804 16.4% 1 6225 56.M_ 4 TOTAL 116094 83854 24020 20.7% 58307 50.2% Background Surrounding Land Use and Setting: North: Residential Single-Family-X/PD-17 South: Residential Single -Family -X East: Residential Suburban West: Residential Single -Family -X d7 A7 AA The project site Single -Family Residential Zoning is consistent with the General Plan. The Zoning Ordinance allows the establishment of a Planned Development Overlay No. 17 (PD -17) in the Single -Family Zone, which requires a minimum of 4 single-family units, consistent with the PD -17 site development standards and appearance review, as analyzed within this report. Properties to the east are Suburban Estate with a 2.5 -acre minimum lot size and properties to the west and south are Residential Single -Family — X. The two adjacent ITEM NUMBER: 5 DATE: 12-07-04 properties to the north are zoned Residential Single -Family — X with a PD -17 overlay featuring traditional neighborhood layouts and colony style architecture and materials. The project, as proposed, would be consistent with the Master Plan of Development for the adjacent approved project. The project would connect to the adjacent development and is designed to incorporate landscape and road design features consistent with approved plans. The residences have been designed to be consistent with the more traditional neighborhood design established with the adjacent project, to include porches and detached garages throughout the proposed project. Appearance Review Site Plan. Circulation. Parkin W GIGO The site plan has been proposed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. Planned Development 17 requires specific building and garage setbacks. Staff has reviewed ITEM NUMBER: 5 DATE: 12-07-04 each lot and building placement for setback consistency. The driveway off of Carrizo Rd is designed to allow for the retention of an existing 10" native oak tree. As previously discussed, access has been redesigned to eliminate vehicular connectivity to Carrizo Rd. Three residences will take access off of Carrizo Road from a shared driveway. The remaining nine residences will connect to projects on adjacent parcels, providing access to EI Camino Real. Architecture. Materials, Color The applicant is proposing 6 unique home designs with traditional Colony elements consistent with the craftsman style of the existing residence. Four (4) wood sided homes and two stucco sided homes are proposed, all with front porches and Craftsman detailed roof elements. Porch designs vary amongst the unit designs with a variety of column designs and materials consistent. Conditions of approval are included to ensure design compatibility with the existing Colony Home and with the design standards set forth in the Appearance Review Manual. All trash storage, recycling storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. The applicant has included the designs to include second floor office space above the garages of Plans A, B, and C. No plumbing facilities are proposed within the proposed spaces. The applicant has included a color and material sample board for each house plan. Refer to Exhibit G for details. ITEM NUMBER: 5 DATE: 12-07-04 Landscape Design The preliminary landscape plan has been designed for compatibility with the surrounding neighborhood and consistency with the adjacent developments. The site landscaping plan includes a variety of native and accent trees. All front and street -facing side yards shall be landscaped by the developer (CUP Condition 9). Individual property owners will landscape back yards with the exception of lots 5, 6, and 7, which will be landscaped by the applicant as a buffer to the adjacent Residential Suburban zoned properties (Condition CUP 11). Landscape maintenance will be the responsibility of the individual property owner. Tree Protection The project area includes a number of native trees that will require monitoring due to construction impacts. Mitigation measures have been incorporated into the project to reduce impact to native trees to a less than significant level (Mitigation Measures 4.e.1 and 4.e.2). No native oak trees are proposed for removal. A condition has been included to utilize a 4 -to 6 -inch thick layer of mulch under the driplines of all existing oak trees to be preserved. 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 (Condition Cup 11). Site Drainage The site is relatively flat with a slight slope toward the northwest portion of the property. Drainage has been designed to flow into two on-site shallow drainage detention basins located on lots 10 and 11. The basins shall be landscaped by the applicant and maintained by the homeowners' association or other maintenance mechanism (Condition CUP 11). Wastewater The applicant has the option of extending sewer up Carrizo Rd or connecting to the sewer facilities provided for adjacent projects. Historic Preservation Historic Evaluation The project is outside the area identified within the 1930 Sanborn Insurance Maps for the historic Atascadero Colony. According to the applicant, the home was constructed in or around 1928. ITEM NUMBER: 5 DATE: 12-07-04 Upon a site inspection by staff, it appears that the house retains a moderate level of integrity, and is the builder's interpretation of a simple vernacular style Craftsman Bungalow, common in pattern books and popular magazines from about 1905 until the early 1920s. Although a detailed historic evaluation has not been prepared, it appears that the historic house exhibits local significance as an example of vernacular Craftsman architecture. With the applicant's proposal to retain and rehabilitate the existing Colony House, staff has included a condition that any rehabilitation be consistent with historic building rehabilitation standards (Condition CUP 10) and has included a condition requiring a deed restriction preventing the site from being altered in any manner that would degrade the significance of this historic house (CUP Condition 18, TTM Condition 13). The standards apply to the garage addition and exterior rehabilitation of the Colony house, retention of the on-site oak trees (proposed for retention), and landscape improvements to the overall project site. For detailed information, the National Park Service maintains a web site at http://www2.cr.nps.gov/tps/tax/rhb/. In addition, a copy of the guidelines can be reviewed at the City's Community Development Department. Additionally, a condition has been included that a Historic Overlay Zone be established on Lot 1 consistent with Planning Commission recommendations and City Council actions on similar projects (Resolution PC 2004-0114). Project Benefits One of the required findings for approval of a Planned Development Rezone is that the project offers certain redeeming features to compensate for the requested modification. The table below summarizes the City Council Planned Development Benefits Policy. The Planning Commission must find that the project meets all of the Tier 1 benefits as underlined below. The project also provides a Tier 2 benefit through the retention of the on-site Colony Home and addition of the H Overlay to proposed Lot 1. PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core a) b) Affordable / Workforce Housing High Quality Architectural aj b) Pocket Parks in larger projects Trails / Walkways for Pedestrian 12D Design Connectivity PD -17 c) High Quality Landscape Design c) Historic Preservation Custom RD's d) Buffering between Urban and Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc.) e) Higher density to meet Housing Element goals Outside of Urban Core a) Natural Open Space Preservation a) Multi -Purpose Trails — Equestrian / Rural / Suburban Areas Bicycle / Pedestrian PD -16 b) Recreational Areas / Facilities Custom PD'^ c Historic Preservation Affordable Housing ITEM NUMBER: 5 DATE: 12-07-04 The City Council has implemented an interim inclusionary affordable housing program to include a fixed percentage of units within residential developments that require a legislative approval to be reserved as deed restricted affordable units. This program requires the proposed project to provide two deed -restricted moderate -income units for a 30 -year period as follows (Condition CUP 13 and TTM 9). Tentative Tract Map A twelve (12) -lot Tract Map is proposed as part of the project consistent with the Master Plan of Development. The Tract Map has been conditioned by staff and the City Engineer to meet all City standards including street frontage improvements. The applicant will be required to record CC&R's for the map that will include maintenance and access of any common areas, including the project drainage detention basins (Condition CUP 17 and TTM 12). Fiscal Impacts The project is conditioned to participate in the Community Facilities District established to fund additional costs for city services resulting from the proposed residences. General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods". Land Use Policy 6.1: "Ensure that development does not degrade scenic and sensitive areas, including historic sites, creeks, riparian corridors, wetlands, woodlands, hillsides, and other valuable habitats." Land Use Policy 6.3: "Encourage conversation and preservation of neighborhoods, Colony Homes, and sound housing, including places and buildings of historical and architectural significance." Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees. " In addition, the General Plan SFR -X Land Use Designation permits a maximum density of 4.0 dwelling units per acre with the approval of the Planned Development Overlay Zone. Implementing General Plan programs requires appearance review of architectural ITEM NUMBER: 5 DATE: 12-07-04 design, materials, street trees, and landscaping to maintain and retain the rural atmosphere and protect the environment, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned, is consistent with the General Plan. In staff's opinion, the project is consistent with the goals and policies of the Land Use Element and the Housing Element, with the inclusion of affordable units and the retention of the existing Colony Home. The project will provide 11 new single-family dwellings that fulfill an important housing need within the community. As conditioned, the project incorporates architectural and landscape elements that are consistent with the character of the surrounding neighborhood, and the General Plan's appearance review requirement. Findings: Conditional Use Permit (Master Plan of Development) As previously mentioned, a Master Plan of Development is required for the PD -17, approved through the Conditional Use Permit process. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as architectural design, site design, landscape, signage, and specific standards of the Zoning Ordinance. The following five findings must be made to approve a Conditional Use Permit: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use and appearance is consistent with the single-family residential designation of the Plan and General Plan Land Use Element Policy 1.1, 6.1, 6.3, and Housing Element Policy 4.3. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -17 Ordinance. Staff Comment: As conditioned, the project satisfies all PD -17 Zoning Code provisions, incorporating high-quality neo -traditional architectural and neighborhood design. 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. Staff Comment: The proposed residential project will not be detrimental to the general public or working persons' health, safety, or welfare. ITEM NUMBER: 5 DATE: 12-07-04 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: A single-family residential subdivision use in the proposed location is consistent and compatible with the surrounding residential neighborhood. The General Plan identifies this site as Single -Family Residential with a maximum density of 4.0 dwelling units per acre (du/ac) with a minimum lot area of 0.5 acres net. Smaller lot sizes allowing up to 4.0 du/ac may be allowed through a Planned Development Overlay. 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. Staff Comment: The project has been redesigned to eliminate vehicular connectivity to Carrizo Rd, reducing traffic impacts to the existing neighborhood. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Master Plan of Development (Conditional Use Permit) can be made. The proposed 12 single-family homes on 3 -acres include 2 affordable units deed restricted at the moderate -income rate. The project is consistent with the City's General Plan Land Use and Housing Elements. Proposed Environmental Determination Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public agencies and interested members of the public on July 21, 2004. The environmental analysis identified concerns regarding potential impacts to aesthetics, air quality, biology, cultural resources, geology and soils, water quality, noise, and traffic. Mitigation measures pertaining to these areas are included. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. Staff is recommending the Commission recommend that the City Council certify Proposed Mitigated Negative Declaration 2004-0030. CONCLUSION: The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval recommendation to the City Council. ITEM NUMBER: 5 DATE: 12-07-04 ALTERNATIVES: 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may recommend the City Council deny the project. The parcel would retain its designation of Residential Single Family—X. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Location Map, Zoning, and General Plan Attachment 2: Proposed Mitigated Negative Declaration and Initial Study Attachment 3 Draft Resolution of Approval Proposed Mitigated Negative Declaration Attachment 4: Draft Resolution of Approval Proposed Zoning Map Change Attachment 5: Draft Resolution of Approval Proposed Master Plan of Development Attachment 6: Draft Resolution of Approval Proposed Vesting Tentative Tract Map ITEM NUMBER DATE: 12-07-04 Attachment 1: Location Map, General Plan, and Zoning U.S. i 1 a Project RMF -16 Site R RSF-X/PD17 amino , e Carrizo Ro d R \ / S / Existing Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X/PD-1741S ITEM NUMBER: DATE: 12-07-04 Attachment 2: Draft Mitigated Negative Declaration and Initial Study See following ITEM NUMBER: 5 DATE: 12-07-04 ATTACHMENT 3: Draft Resolution PC 2004-0123 PD -17 Master Plan of Development (CUP 2004-0126)/ZCH2O04-0078/TTM 2004-0048 Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2004-0123 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0030 PREPARED FOR ZONE CHANGE 2004-0078, CONDITIONAL USE PERMIT 2004-0126, AND TENTATIVE TRACT MAP 2004-0048, 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, an Initial Study and Proposed 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 Planning Commission of the City of Atascadero took action on the proposed project (Resolution 2004-0113) at a public hearing on September 21, 2004; and, WHEREAS, due to a legal neighborhood noticing error, the City Council referred the project back to planning Commission for re -hearing and extinguished all previous resolutions related to the proposed project; and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on December 7, 2004 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero hereby resolves to recommend that the City Council certify Proposed Mitigated Negative Declaration 2004-0030 based on the following Findings as shown in Exhibit A: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, ITEM NUMBER: 5 DATE: 12-07-04 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, 3. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 4. The project will not achieve short-term to the disadvantage of long-term environmental goals. 5. The project does not have impacts which are individually limited, but cumulatively considerable. 6. The project will not cause substantial adverse effects on human beings either directly or indirectly. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 5 DATE: 12-07-04 Exhibit A Proposed Mitigated Negative Declaration 2004-0030 CITY OF ATASCADER 0 PROPOSED A1ITIGATED NVEGATIVE DECLARATIONT a?004-0030 6905 E Camaro Real, Suine.6 Atascadero, CA 93422 805/461.5035 Applicant: Scott (kffii%,5310CaaiaoRd,Awcadem,CA93422 Awm:466.9392 Project Title: Zone Change 2004.0078,CondinnalIke PetmIt2004.0126,TemaaioeMmctMap20D4.0048fir a 12. lot s*> -family residential sub&ision. Project 5310 Catriao Rd, Atascadero, CA 93422 Location: (San Luis Obispo Coaly)APB 049.101.022 Project TkepropaedprojeacandasofanapplicadonforaPk¢medDevelapmaaOverlay Z w,Cmdtional Description: Use Pasmir, and Te:uaffftMradMapfor aznkrelotreside:talsubdioisianma3-amparcelmWer tke requir mems of PD 17 overlay ardngdisuict The weragz lx sire is 9,674 square feet. 7u rew homes wiRrano n size from 1.248 square feetto 1,725 squ re feet. the project includes ane home pa1cteachvA&a1svo•cargarage. Ou ndAiegasesite cokWhomewillberetai:udonsite. GereralPbnDesgruman Singh Family ResiderdaI X ZmagDstict: ResidemnlSinge FamilytX Finding= 1. The project does nothwe the poteraialto degrade the era, wmaert. 2. The projectwMnot achieve dwatte=to the disadvantage of bong -tern envi oranental goals. 3. The project does not have impacts which are irulivirbxally limited, but caamrbatively considerable. 4. The project will not csnsesubandals,dverseeffectsor, hum= beings eitherdirectly orind'erectly. Determination: Based on the above fends gs, and the i r&mution contained in the initial study 2004.0010 (made a p art hereof by reference and on file in the Co=mmity Development Depammert), it has beat detennuud that the above pmje R will not have m adverse impact on. the envammatwhatthe following pop osed=Aigu io measures are incorporated into the project (see dIvI nerd.). Prepared By. AtWGko3onAeoartePbmieff Date Posted: W.2L2004 Public Review rmds Auss1t9.2004. Attachments - lec.eratd.r a. P10 %I 1dve3 PLa.f a-Mopwad Ilam: PLn lk :M t....a P]..1 puu rr.. A..c erapLn 6905 EL CAMIINIO REAL, 5.MTB.6 - ATASCADERO, CA 93422 - (M)461-5000 -FAX 461-7612 ITEM NUMBER: 5 DATE: 12-07-04 ATTACHMENT 4: Draft Resolution PC 2004-0124 PD -17 Master Plan of Development (CUP 2003-0126)/ZCH 2004-0078 Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2004-0124 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2004-0078, AMENDING THE OFFICIAL ZONING MAP DISTRICT OF APN 049-101-022 FROM RSF-X (RESIDENTIAL SINGLE FAMILY -X) TO RSF-X / PD -17 / H (RESIDENTIAL SINGLE FAMILY -X WITH PLANNED DEVELOPMENT OVERLAY #17 AND HISTORIC OVERLAY) (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 site's current zoning district is RSF-X (Residential Single -Family); 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, CEQA review determined that the project site (contains a historic resource of local significance, requiring that a Historic Overlay zone designation be placed over the subject parcel as mitigation to reduce potential impacts to less than significant; and, WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Official Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development of the City; 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, ITEM NUMBER: 5 DATE: 12-07-04 WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Zoning amendments; and, WHEREAS, the Planning Commission of the City of Atascadero took action on the proposed project (Resolution 2004-0114) at a public hearing on September 21, 2004; and, WHEREAS, due to a legal neighborhood noticing error, the City Council referred the project back to planning Commission for re -hearing and extinguished all previous resolutions related to the proposed project; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on December 7, 2004, studied and considered Zone Change 2004-0078, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of a Zone Change to the Official Zoning Map of Atascadero Changing the existing site zoning to RSF-X/PD17/HS. The Planning Commission finds as follows: 1. Modification of development standards or processing requirements is warranted to promote orderly and harmonious development. 2. Modification of development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. 3. Benefits derived from the overlay zone cannot be reasonably achieved through existing development standards or processing requirements. 4. Proposed plans offer certain redeeming features to compensate for the requested modification. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on December 7, 2004, resolved to recommend that the City Council introduce for first reading by title only, an ordinance that would rezone the subject site consistent with the following: 1. Exhibit A: Zone Change Map ITEM NUMBER: 5 DATE: 12-07-04 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: (0 ) NOES: (0 ) ABSTAIN: (0 ) ABSENT: (0 ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 12-07-04 Exhibit A: Official Zoning Map Change 2004-0078 (Planned Development Overlay #17) U.S. Highwa)ti-d I I - ly _. Project RMF -16 Site R RSF-X I EI Camino Idea Carrizo Road RS Existing Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X/PD-17/HS ITEM NUMBER DATE: 12-07-04 Exhibit A: Official Zoning Map Change 2004-0078: Project Site — — ------------- -- I� _---�_ --- --- Existing Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential - X -Zoning District: Residential Single -Family — X/PD-17/HS ITEM NUMBER DATE: 12-07-04 ATTACHMENT 5- Draft Resolution PC 2004-0125 PD -7 Master Plan of Development (CUP 2004-0126)/ZCH 2004-0078 Proposed Master Plan of Development DRAFT RESOLUTION PC 2004-0125 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE 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/PD 1 7/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 took action on the proposed project (Resolution 2004-0115) at a public hearing on September 21, 2004; and, ITEM NUMBER: 5 DATE: 12-07-04 WHEREAS, due to a legal neighborhood noticing error, the City Council referred the project back to planning Commission for re -hearing and extinguished all previous resolutions related to the proposed project; 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 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The Planning Commission of the City of Atascadero 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. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on December 7, 2004, resolved to recommend that the City Council 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 ITEM NUMBER: 5 DATE: 12-07-04 7. EXHIBIT G: Elevations, Floor Plans, Color and Materials 8. EXHIBIT H: Utility Plan BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: (0 ) NOES: (0 ) ABSTAIN: (0 ) ABSENT: (0 ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 12-07-04 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 Services BL: Business License BS: Building Services 5310 Carrizo Rd GP: Grading Permit FD: Fire Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: 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 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 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. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy ■ Final color selection shall be subject to staff approval. 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 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 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 homeowner's 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. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 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 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 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 15. 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. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 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 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 developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project 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. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy ■ 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 structures. Fire Marshal 22. Fire lanes shall be delineated to restrict parking as required by the BP BS Fire Authority. 23. The applicant shall provide two fire hydrants at a location approved by the Fire Department. Engineering Conditions: PROJECT SPECIFIC CONDITIONS Drainage: 24. Obtain approval by the City Engineer of the grading & drainage plan GP,BP CE and the storm drain design & facilities. 25. 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. 26. Provide for the detention of the 50 year developed storm runoff, while GP,BP CE metering out the 2 year undeveloped storm runoff. 27. Show the method of dispersal at all pipe outlets. Include specifications GP,BP CE for size & type. 28. Acquire drainage easements where needed. Drainage shall cross lot GP,BP CE lines only where a drainage easement has been provided. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 29. 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: FM CE 30. 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. 31. 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. 32. Frontage improvements on Carrizo Road shall be constructed GP,BP CE consistent with the Tentative Tract Map. 33. 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 34. The Public Works Department shall approve all wastewater facilities GP,BP WW prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. 35. 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. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 36. Gravity mains and other sewer facilities within the subdivision shall be GP,BP WW privately owned and maintained. 37. Gravity mains within the subdivision shall be eight (8) inches in GP,BP WW diameter. STANDARD CONDITIONS 38. 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. 39. 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. 40. 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. 41. The Subdivision Improvement Agreement shall record concurrently FM CE with the Final Map. 42. The applicant shall be responsible for the relocation and/or alteration of GP,BP CE existing utilities. 43. 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. 44. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 45. 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. 46. Slope easements shall be provided as needed to accommodate cut of FM CE fill slopes. 47. Drainage easements shall be provided as needed to accommodate FM CE both public and private drainage facilities. 48. 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. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 49. 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. 50. 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 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 check/inspection fees 52. Prior to recording the map, the applicant shall complete all FM CE improvements required by these conditions of approval. 53. 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. 54. 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. 55. 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. 56. 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. 57. An encroachment permit shall be obtained prior to any work within City GP,BP CE rights of way. 58. 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. Atascadero Mutual Water Company ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 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 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. 61. 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. 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 Carrizo (8" 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. 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 meters) from AMWC for the common areas within the project. ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-01211 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 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 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.C.1 ■ Proposed fencing location and height shall comply with 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 BP 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. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD -17 Master Plan of Development CUP 2004-01211 20040078 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 3.b.1: The project shall be conditioned to comply with BP, GP BS, PS, CE 3.16.1 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 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 ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-01211 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 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 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 arboi shall inspect the fence ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD -17 Master Plan of Development CUP 2004-0126/ZCH 20040078 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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 waterjetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' 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 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 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 ITEM NUMBER: DATE: 12-07-04 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 Department PD -17 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2004-0126/ZCH 20040078 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy 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) over time. 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. Mitigation Measure 5.b.1: Should any cultural resources be unearthed BP 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 6.15.1: 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 6.0 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. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD -17 Master Plan of Development CUP 2004-0126/ZCH 20040078 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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 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. ITEM NUMBER DATE: 12-07-04 EXHIBIT B: Master Plan of Development jai' --- 77 -- ----- '� .� Ou Ow" 19 3wi 00M oil lLnniniiiii Flllllllllllll Itllllllllll IIIIIIIIIIII IIIIIIIIIIII is II if A: ITEM NUMBER: DATE: 12-07-04 EXHIBIT C: Statistical Summary of Project Proposed Project Summary PD -17 LEGEND (35% MAX.) (40% MIN.) LOT# GROSS LOT NET 10T AREA SF AREA SF BLDG RA BLDG LANDSCAPE AREA LANDSCAPE AREA 7 . 1 2 14770 104_09 9360 6594 2773 2205 18.8% 23.6% 6553 3832 44.47 40.9% 9192 6594 1874 20.4X 3715 41.1% 4 96_32 --± Q4 7514 14_16_ 22.49 14.7% 25.7% 3940 4 40.9% 6_ 7 X744 1756- 8789 62Q9 _ _ —1416 1804 --16.2% 20,5Z ---�5647 4398 64.65 5 OX 8 8821 ftv�5 9 10 8811 7066 1IQ14 8U3-- 149 1801 24.47* 16.4% 4560 6225 51.8% 56.5% 11 8730 180420,75490 L_47 TOTAL 116094 83854 24020 20.7% 58307 50.2% ITEM NUMBER: 5 DATE: 12-07-04 EXHIBIT D: Landscape Plan __ b4 om a�nowvew�aln ` '" •oa-3oao9aa.v •'aa o7luavo _ 7 1y 'ONI 9NO110f1OOtld dl`J �: , NOt91A649lffi '4tl OZI8tlW0 - 92r9E 'q 6 r ,,r+ �. t,li„ilriii , .... ,r i + , , Itllt � li 4 li II� 1. !t1 L°Ifj{i � g �'{lk,f, , ;p +�{�� 1! + �+,; '� ij!j?•g �l�lyi ' � I � ! 111 { 1 's � . �' g 3� � l� � ; � ? � .! tt �,�, ,',tg; 4II! 14� 6uIEl, �, `,, , , V. 111 ?N,ii.iiilfli'? i�it'tlf ITEM NUMBER: 5 DATE: 12-07-04 EXHIBIT E: Tree Protection Plan �f r���r �� �l? ` II �� �• fY N M Jfi y. fill � �* 'il ! Y �Y HIS � — a - coCo 01 ARM N11111C 01111!1 R1111e m000000 mulecce �eeeeee ITEM NUMBER: 5 DATE: 12-07-04 EXHIBIT F: Grading and Drainage Plan '1 >� �'1 f'Z c� y..�..,...+... �--��'rn'�� � . �t 4��. ,. �tC l r'i�"�''?j �4 y ja {Yry�j��.. c��\ �4u�fr(• ,,~)`i rool 0 ,- - — =Immv C{,, �, ITEM NUMBER: DATE: 9-21-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan A) WHO i -- ,.I ■■ � , ;1111 , I;��VI :: I III"111111 ��� ��Ilj� hi'�': sa'gl �unas II ■■ I,�•iYl� ' �® ���Mo®jj ,e { ! I ' • � :'.IIII IIIII I nm 1�1.��11�1 H '� • al i, I IIN'� I1 BSI �YAlllllllll ,�;.Idl��� s'''��I!s IIIII ' i • S' �pp��}yy��s•t 11 C y M�y��1C `a m $ 37e9% e.tF �9pj.>II 5�Jim F I IIIIIIIII � ���l _. — — EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan A) Plan A ITEM NUMBER: DATE A 7 n7 A A Front Door Color - House Color - Trim Color - Fascia Color - Color and Material Scheme 'C Decorative Material 5tyWFimsh Color DRAFTING Front Door Corbels Fascia Color - Harddl lank 51dmg - BY. Blue (THGG) Pa/e Cream' 5dmg Hardiplank Colonial Hampton Roughsawn' Roughsawn ?ae �rnEa�t 2x12 Hem Fir -'r� o.�oocuxo Fascia 2x4 Hem Fir Roughsawn Chester Grey nes�p Expoxd (NA48) i 2x10 Hem Roughsawn Pale Cream rafter tads Fir (WW32) 5mg1e hung Roofing Composition'Timberhne" Burnt 5ienna GAF 'Timberline" windows Large square Front Door Color - Trim Color - Houx Color - Columns Adirondack B/ue' Chester Grey' Hampton Court - Front Door Color - House Color - Trim Color - Fascia Color - Color and Material Scheme 'C Location Material 5tyWFimsh Color Front Door Wood Adirondack Harddl lank 51dmg - 6 Accents Blue (THGG) Colonial 5dmg Hardiplank Colonial Hampton Roughsawn' Roughsawn Court(NA54) Horizontal Lap Window t 2x4 Hem Fir Roughsawn Chester Grey Door Tnm (NA48) Fascia 2x10 Hem Roughsawn Pale Cream Fir (WW32) Roofing Composition'Timberhne" Burnt 5ienna GAF 'Timberline" Blend 5erie5 Comn Rom - Burnt Sienna Blend' Paint Colors by Ralph Lauren" or equivalent rendering colors are for reference only C!] ITEM NUMBER: DATE: 12-07-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan B) _ f ' ssya _ Is —� nuumeu ®1111 .. II �t�= �+ ��I .. , ��u ,.I�� 'Illfll,�l�) LII. �„ " i 1111111 li 1 ;� �I li' �wl ��������� ..I��o �i� IIIlI011N11 i yl I��I J�� Ing I �� �u ITEM NUMBER: 5 DATE: 12-07-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan B) Louvered _ • Fara Color - Gable Vent DRAFTING Palae Royal' Open Beam BY. Grape Arbor �et i%u/re.r Tnm Color -. h- 2?ueen Annb [ac - I +sxn� i C. X C ids Cultured Brick Veneer - Front Door Color - House Color - 'Uxd brick - ch'cago Uxd' Mount VlllarlLa' Deep Green' Plan B Front Door Color - House Color - Trim Color - Fa5cla Color - ll4ount Villarvca' 'Deep Green' 'Queen Ann's Lace' 'f alais Royal' - a Color and Material Scheme Location Material 5tyWFmi5h Color Front Door Wood Mount Villarica t Accents (NA59) C) LJ_ 5iding Hardiplank Beaded Deep Grean Cultured Brick Cedarmill (GHGO) 0- dp Veneer- C CO Used Brick Chicago Window 6 2x4 Hem Fir Rough5awn Queen Ann'5 C Used' Door Trim Lace (WW71) M CB -4054 a0 Fascia 2x10 Hem Roughsawn is PalaRoyal Fir M-112) L Roofing Composition 'Timberline' Burnt 5tenna 60 -IL GAF 'Timberline' Blend 5erle5 Comp Hardlplank 51dlncl - Roofing - Entry Cultured Used Back 'Chicago Beaded Cedarmdl' Back Used, 'Burnt 5ienna Horizontal La Blend' p Veneer CB -4054 Paint Colors by Ralph Lauren' or equivalent rendering colors are for reference only ITEM NUMBER: DATE: 12-07-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan C) IS 44 sees g UK lose mass Iel41se,� See§Se ;j lq�j EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan C) Facia Color . •el'o",. 2x10 Hem Round Gable /For Fascoa Accent ITEM NUMBER: 5 DATE: 12-07-04 DRAFTING BY: J/u Dw4ax +ascn� 7ownhoux' Plan C Kauai ✓ung/e' Rounded Archway Front Door Color - House Color - Trim Color - Fascia Color 'Townhouse' Coconut" Kaua/ Jungle" Ebony GAF 'T,mberfirl 5er,e5 COMP Roofing - 'weathered Wood Blend' Faint Colors by Ralph Lauren' or equivalent rendering colors are for reference only Color and Material Scheme Location Material 5tylefFimsh Color Front Door Wood Townhouse 6 Accents (TH48) 5,dmg Stucco Smooth Coconut (NA04) Window 4 2x4 Hem Fir Roughsawn Kauai Jungle Door Trim (TH31) Fascia 2x10 Hem Roughsawn Ebony (TH36) Fir Roofing Compos,tion'Timberine" Weathered Wood Blend A ITEM NUMBER: DATE: 12-07-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan D) --o of--- �- Lill a to s ■■ I �°� � ;. ■ �-� �, it Nl�l��ii� EI h I` •. �� ' s r is ' ;...�� EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan D) Fa w Color - - Sumey' ry Decoratw� Corbel Front Door Color - 'iownhoux' Cultured Stone Veneer - Country Ledgeelone-P/at n. Plan D Front Door Color - 'rownhouse' ITEM NUMBER: 5 DATE: 12-07-04 Concrete Wood \.Trim Color - LHouse Color - St." Handrail Onon Grey' Organic Green' House Color - Trim Color - Fa5aa Color - Organic Green' Orion Grey" Surrey' Color and Material Scheme Location Material 5tyle/Fmi5h Color -- Front Door Wood Townhouse _ i Accents (fH48) L) - Q1 5,dmg HardiPlank Straight Edge Organic Green Q Cultured Stone 5hmg1e Plank (GH64) Veneer - a 0 Country Ledgestone Window 4 2x4 Hem Fir Koughsawn Orion Grey C Platinum' Door Tnm (TH14) cc C5V-/0043 Fascia 2x10 Hem Roughsawn Surrey (fH28) V Fir L Roofing ComPosition'Timberhne' Cedar Blend GAF 'Timberline" 5erle5 Comp W — Hardiolank Siding Roofing - Raised Cultured Country "Platinum" Beaded Cedarmdl' Foundation Stone Led estone C5V-10043 Cp Veneer Blend' Horizontal La9 Paint Colors by Ralph Lauren" or equivalent L rendenng colors are for reference only ITEM NUMBER: DATE: 12-07-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan E) tt I d t!' , ita�Y I�?9�;f�1tlfit; ,p I et 9l BPI + 11B loafad uitl! 0 -O41 �� W m . . _--....-----'-------- 3� --- - - � � it t i4 It it 1 u LL Aj LL I I � I I k_ i t F 1 a' E EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan E) Hem fir gable trim Fax'. Color - Chester Grey' Exposed raker tads Large square column Plan E ITEM NUMBER: 5 DATE: 12-07-04 DRAFTING BY: �ae Dukar Front Door Color - \__Tnm ColoI Turret Stair' Desert Caftan' Peorry Front Door Color - House Color - Trim Color - fascia Color - Turret 5tair" Peony' Desert Caftan' Chester Grey" a- LLJ C_ C 0 a E Color and Material Scheme Location Material Stvle/Fmish Color �. Front Door Wood Turret Stair Hardlplank 5idlny - 4 Accents (NA32) Beaded Cedarmill' Siding Harcliplank Beaded Peony (NA42) Horizontal Lap Cedarmdl Window 4 2x4 Hem Fir Roughsawn Desert Caftan Door Trim (NA30) Fascia 4 2x10 Hem Roughsawn Chester Grey Columns Fir (NA48) Roofing Composition *Timberline* Charcoal GAF 'Timberline" Blend Series Comp Roofing - Charcoal Blend" Paint Colors by Ralph Lauren' or equivalent rendering colors are for reference only a- LLJ C_ C 0 a E ITEM NUMBER: DATE: 12-07-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan F) - '�� ` '-. ■ver ���� c ;_a I� ITEM NUMBER: 5 DATE: 12-07-04 EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan F) Decor Shutt � DRAFTING rasa. Color - _ BY: Hampton Court' 2x12 Hem Fir Fascia Stucco -covered ® ® arch and keystone_ neseye..e." r7r Tapered square Tnm Color - Front Door Color - 'Candelabra White' columns 'Lbrary Mahogany' %Mount l�iNanca' Plan F Front Door Color - House Color - Trim Color - Fascia Color - 'Mount Vilfarica' Candelabra White' "Library Mahogany' Hampton Court" GAF 'Timberline" 5erie5 Comp Roofing - 6urnt Sienna Blend' Paint Colors by Ralph Lauren"or equivalent rendering colon are for reference only Color and Material Scheme Location Material 5tyle/Fini5h Color Front Door Wood Mount Vlllarica 4 Accents (NA59) Siding Stucco Smooth Candelabra White (WW69) Window 4 2x4 Hem Fir Roughsawn Library Door Trim Mahogany (NA31) Fascia 2x12 Hem Roughsawn Hampton Fir Court (NA54) Roofing Composition *Timberline" Burnt 51enna Blend y-+ U N O L (Z LL F ITEM NUMBER DATE: 12-07-04 EXHIBIT H: Utility Plan �?� IIII � ■�, I�I,�, _ 1 1���� � � 1 �� rL/fi�u�l� F :00000000000000 ITEM NUMBER DATE: 12-07-04 ATTACHMENT 6: Draft Resolution PC 2004-0126 ZCH 2004-0078/TTM 2004-0048 Proposed Vesting Tentative Tract Map DRAFT RESOLUTION PC 2004-0126 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 2004- 00489 A TWELVE LOT SUBDIVISION CONSISTENT WITH A PD -17 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 residential 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/PD 1 7/HS; 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 Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero took action on the proposed project (Resolution 2004-0116) at a public hearing on September 21, 2004; and, WHEREAS, due to a legal neighborhood noticing error, the City Council referred the project back to planning Commission for re -hearing and extinguished all previous resolutions related to the proposed project; and, ITEM NUMBER DATE: 12-07-04 WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on December 7, 2004, studied and considered Tentative Tract Map 2004- 0048, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Tentative Tract Map, the Planning Commission of the City of Atascadero finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District #17 Master Plan of Development (CUP 2004-0126). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) shall be required that incorporate the planned development conditions of approval to ensure that the site retains the qualities (architecture, colors, materials, street amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety, or welfare of the general public. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on December 7, 2004, resolved to recommend that the City Council approve Tentative Tract Map (TTM 2004-0048) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2004-0048 2. Exhibit 13: Conditions of Approval / Mitigation Monitoring Program. ITEM NUMBER: 5 DATE: 12-07-04 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: (0 ) NOES: (0 ) ABSTAIN: (0 ) ABSENT: (0 ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER DATE: 12-07-04 Exhibit A: Vesting Tentative Tract Map 2004-0048 s s Ez ! a 8 �i3`N VV 10 V D �r;i I Yllfll a I�. 8.�Jill � 5� II ■�-- I � I ! I U F�a I �io•�� i i II I i {`�� tx;11 a I r I - I I I I li I i li �hla•lJ a�H 11'llr P.al lQ Co 6 III I I+yy II ff III I I I Ii1 yg¢ aQ III illl1 111i 8li�l,��ll,`iioo...... rF�l � �i�lliill6: I i I�hFSSISa»1eF.iFllilraalf EI iSl: ! F FF if A �1 , CCC F �la� ylE ITEM NUMBER: DATE: 12-07-04 Exhibit B: Conditions of Approval / Mitigation Monitoring Program Tentative Tract Map 2004-0048 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Planning Services 1. The approval of this Tentative Tract Map shall not become final and FM PS effective following approval of Zone Change 2004-0078 and CUP 2003-0126. 2. Approval of this Tentative Tract Map shall be valid for two years after FM PS its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority to FM PS approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Tract Map shall be subject to additional fees for park or recreation FM PS purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision subject to the FM PS review and approval of the City Engineer, City Attorney, and Planning Services. The CC&R's shall identify the maintenance responsibilities of all private driveways, sewer facilities, drainage facilities, common parking areas, site lighting, landscape areas, fencing, and other common facilities. The CC&R's shall also state that all exterior colors, exterior materials, yard fencing, and site landscaping shall be consistent with the overall master plan of development. Any subsequent changes to the CC&R's, related to items required by the Master Plan of Development or this approval, shall be subject to City approval, and including those provisions outlined in Condition 12 of this section. 6. The granting of this entitlement shall apply to the property located at On going PS 5310 Carrizo Rd (APN 049-101-022) regardless of owner. 7. The subdivider 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 subdivision. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 8. The Final Map shall be drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 9. Affordable Housing Requirement: The applicant shall designate 2 units FM 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. 10. Deed notice shall be recorded with lots 4-12 notifying each property FM PS, CE owner that the on-site roadway shall be extended to serve future subdivisions to the west and north. 11. 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. 12. Affordable Workforce Housing FM PS, CE Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 13. 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 ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy access, parking, street trees, fencing and landscaping. b. A detailed list of each individual homeowner's 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. 14. 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 developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 15. All tract maintenance 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 ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy similar facilities. ■ All frontage landscaping and sidewalks along arterial streets 16. 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 structures Fire Marshal 17. Fire lanes shall be delineated to restrict parking as required by the BP BS Fire Authority. 18. The applicant shall provide two fire hydrants at a location approved by the Fire Department. Engineering Conditions: PROJECT SPECIFIC CONDITIONS Drainage: 19. Obtain approval by the City Engineer of the grading & drainage plan GP,BP CE and the storm drain design & facilities. 20. 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. 21. Provide for the detention of the 50 year developed storm runoff, while GP,BP CE metering out the 2 year undeveloped storm runoff. 22. Show the method of dispersal at all pipe outlets. Include specifications GP,BP CE for size & type. 23. Acquire drainage easements where needed. Drainage shall cross lot GP,BP CE lines only where a drainage easement has been provided. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 24. 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: FM CE 25. 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. 26. 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. 27. Frontage improvements on Carrizo Road shall be constructed GP,BP CE consistent with the Tentative Tract Map. 28. 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 29. The Public Works Department shall approve all wastewater facilities GP,BP WW prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. 30. 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 ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy sewer system. 31. Gravity mains and other sewer facilities within the subdivision shall be GP,BP WW privately owned and maintained. 32. Gravity mains within the subdivision shall be eight (8) inches in GP,BP WW diameter. STANDARD CONDITIONS 33. 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. 34. 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. 35. 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. 36. The Subdivision Improvement Agreement shall record concurrently FM CE with the Final Map. 37. The applicant shall be responsible for the relocation and/or alteration of GP,BP CE existing utilities. 38. 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. 39. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 40. 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. 41. Slope easements shall be provided as needed to accommodate cut of FM CE fill slopes. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 42. Drainage easements shall be provided as needed to accommodate FM CE both public and private drainage facilities. 43. 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. 44. 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. 45. 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 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. 46. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees 47. Prior to recording the map, the applicant shall complete all FM CE improvements required by these conditions of approval. 48. 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. 49. 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. 50. 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. 51. 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. 52. An encroachment permit shall be obtained prior to any work within City GP,BP CE ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy rights of way. 53. 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. Atascadero Mutual Water Company 54. 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. 55. 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. 56. 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. 57. 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. 58. 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. 59. 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. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 60. The applicant shall obtain a separate landscape -irrigation meter(s) from AMWC for the common areas within the project. 61. 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.c.1 ■ Proposed fencing location and height shall comply with 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 BP 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 ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd Tentative Tract Map TTM 2004-0048 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 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 3.15.1: 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 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. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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 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 ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd Tentative Tract Map TTM 2004-0048 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 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 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. 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 ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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) over time. 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. Mitigation Measure 5.b.1: Should any cultural resources be unearthed BP 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. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 5310 Carrizo Rd BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2004-0048 TO: Temporary occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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 8.0.1 (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 8.0.2 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. ITEM NUMBER: DATE: 12-07-04 Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd Tentative Tract Map TTM 2004-0048 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 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 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. ITEM NUMBER: 6 DATE: 12/7/04 Atascadero Planning Commission Staff Report - Community Development Department Tecorida Avenue Multi -Family Master Plan of Development (CUP 2004-0141), Condominium Map (TTM 2004-0057) (6205 Tecorida Ave / Gearhart) SUBJECT: The proposed project consists of an application for a Conditional Use Permit and Tentative Tract Map to establish an eight unit condominium development at the site of an existing RV park. RECOMMENDATION: Staff Recommends.- 1. ecommends: 1. Adopt Resolution PC 2004-0134 certifying Proposed Mitigated Negative Declaration 2004-0046 and approving the Master Plan of Development (CUP 2004-0141) based on findings and subject to Conditions of Approval and Mitigation Monitoring. 2. Adopt Resolution PC 2004-0135 approving Tentative Tract Map 2004-0057 to establish 8 residential condominium units based on findings and subject to Conditions of Approval and Mitigation Monitoring. SITUATION AND FACTS: 1. Applicant / Representative: Kelly Gearhart, 6205 Alcantara Ave, Atascadero, CA 93422 2. Project Address: 6205 Tecorida Ave, Atascadero, CA 93422 (San Luis Obispo County) APN 030-213-008, 030-292- 066 ITEM NUMBER: 6 DATE: 12/7/04 3. General Plan Designation: Medium Density Residential 4. Zoning District: Residential Multi -family -10 / PD -10 5. Site Area: 0.957 acres 6. Existing Use: Recreational Vehicle Park 7. Environmental Status: Proposed Mitigated Negative Declaration 2004-0046 DISCUSSION: Project Definition The proposed project consists of an 8 -unit residential condominium development located on Tecorida Avenue. A recreational vehicle park currently exists on the project site and extends to Marchant Avenue. The proposed project would eliminate approximately half of the RV spaces and convert the site into a detached residential multi -family development. The Project site is zoned RMF -10 with a Planned Development 10 overlay which requires a Master Plan of Development. Project Site: 6205 Tecorida Background Surroundina Land Use and Settina: North: Tourist Commercial/PD-10 South: Multi -Family Residential - 10 East: Multi -Family Residential - 10 West: Tourist Commercial / Commercial Retail The General Plan and Zoning Ordinance identifies the project site, along with adjacent properties to the south as Medium -Density Residential with a maximum density of 10 dwelling units per acre. This proposed Master Plan of Development incorporates site development standards and appearance review, including architecture, landscaping, and site design. ITEM NUMBER: 6 DATE: 12/7/04 Appearance Review Site Design The site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. The project has been designed to incorporate existing mature trees and a riparian drainage way along the east portion of the site. The applicant is proposing an open space easement over the riparian drainage way area to preserve and protect existing native trees and drainage way. The residential units have been oriented toward Tecorida Avenue or toward the riparian drainage way. Per ordinance requirements, each unit has been designed with a minimum one car garage. Guest parking is provided on-site. Architecture, Materials, Color Two architectural styles are proposed throughout the project site. Each residence is designed to incorporate traditional architectural elements including porches, stylized window shutters, and emphasized vertical features. Units 1-5 have been designed with clapboard siding, wood porch railing, and gabled and hip roof elements. Units 7 and 8 incorporate a smooth finish stucco exterior, decorative wing walls, and arched window accents. The buildings have been conditioned to utilize colors and materials that blend with the neighborhood (Condition CUP 8). ITEM NUMBER: 6 DATE: 12/7/04 Landscape Design The preliminary landscape plan has been designed for compatibility with the surrounding neighborhood and existing mature trees. The sidewalk along Tecorida Ave incorporates a curved design to avoid the need to remove existing street trees. Mulch is proposed under the driplines of native oak trees and drought tolerant shrubs and ground cover are utilized throughout the site. Wastewater Sanitary sewer will be connected through the remaining portion of the recreational vehicle park. General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". Implementing General Plan programs requires appearance review of architectural design, materials and color, and landscaping to improve the appearance of multi -family developments, and incorporate architectural themes into the site and building design. As analyzed above and as conditioned, the proposed project is consistent with the General Plan. In staff's opinion the proposed infill residential project is consistent with the goals and policies of the Land Use Element. The project will provide 8 condominium units for individual ownership. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding neighborhood and consistent with the General Plan's appearance review requirements, incorporating traditional architectural themed elements and integrating pedestrian oriented streetscape design elements along the Tecorida Ave frontage. ITEM NUMBER: 6 DATE: 12/7/04 Findings Conditional Use Permit A Master Plan of Development in the form of a Conditional Use Permit is required per the PD -10 overlay zone. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as architectural design, site design, landscape, signage, and specific standards of the zoning ordinance. The Planning Commission must make the following five findings to approve a Conditional Use Permit: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use is consistent with the General Commercial designation of the General Plan and General Plan Land Use Element Policy 1.1.7 and 2.3. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the Planned Development Ordinance. Staff Comment: As conditioned, the project satisfies all conditional use permit and Planned Development zoning code provisions for a business park development. 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. Staff Comment: The proposed multi -family development will not be detrimental to the general public or working persons health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed as an infill residential development, consistent with the surrounding neighborhood uses and with compatible architecture and project landscaping. 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 ITEM NUMBER: 6 DATE: 12/7/04 surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Conditional Use Permit can be made. Proposed Environmental Determination A Draft Mitigated Negative Declaration was circulated to public agencies and interested members of the public on November 18, 2004. The environmental analysis identified concerns regarding potential impacts to aesthetics, noise, and biological resources. Mitigation measures pertaining to these resources are included. It is the opinion of staff that the combination of design features incorporated into the proposed project, mitigation measures, and conditions of approval will reduce any potential environmental impacts to a level of insignificance. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. Staff is recommending that the Commission certify Proposed Mitigated Negative Declaration 2004-0046. Conclusion The proposed project represents an infill residential development within the Medium Density Residential. The Master Plan of Development will cover all site development, landscaping and architectural design standards for the project. The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. ITEM NUMBER: DATE: 12/7/04 3. The Commission may deny the project. The parcel would retain its designation of Residential Multi -Family with a Planned Development 10 overlay. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Draft Mitigated Negative Declaration and Initial Study Attachment 3: Draft Resolution PC 2004-0134 Attachment 4: Draft Resolution PC 2004-0135 ITEM NUMBER: DATE: 12/7/04 Attachment 1: Location Map, General Plan and Zoning ITEM NUMBER: DATE: 12/7/04 Attachment 2: Draft Mitigated Negative Declaration and Initial Study See following ITEM NUMBER: 6 DATE: 12/7/04 ATTACHMENT 3: Draft Resolution PC 2004-0134 DRAFT RESOLUTION PC 2004-0134 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO CERTIFYING PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0046 AND APPROVING MASTER PLAN OF DEVELOPMENT (CUP 2004-0141) APN 030-213-0089 030-292-066 (Tecorida Ave Condominiums / Gearhart) WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a Master Plan of Development for an 8 -unit condominium development (CUP 2004-0141); and, WHEREAS, the site's General Plan Designation is MDR (Medium -Density Residential); and, WHEREAS, the site's current zoning district is RMF -16 (Residential Multi -Family); and, WHEREAS, the PD -10 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 Proposed Mitigated Negative Declaration 2004-0046 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 Zoning amendments; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on December 7, 2004, studied and considered CUP 2004-0141, after first ITEM NUMBER: 6 DATE: 12/7/04 studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Certification of the Proposed Mitigated Negative Declaration. The Planning Commission finds as follows: 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project's mitigation monitoring program as conditions of approval; and, 2. The project will not achieve short-term to the disadvantage of long term environmental goals; and, 3. The project does not have impacts which are individually limited, but cumulatively considerable; and, 4. The project will not cause substantial adverse effects on human beings either directly or indirectly; and, SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission 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); 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. ITEM NUMBER: 6 DATE: 12/7/04 SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on December 7, 2004, resolved to approve the Master Plan of Development (CUP 2004-0141) subject to the following: EXHIBIT A: Proposed Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Master Plan of Development/Site Plan EXHIBIT D: Landscape Plan EXHIBIT E: Grading and Drainage Plan EXHIBIT F: Utility Plan EXHIBIT G: Elevations EXHIBIT H: Arborist Report On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary the ITEM NUMBER: DATE: 12/7/04 Exhibit A Proposed Mitigated Negative Declaration 2004-0046 CITYUFATASCADEPU -` •��� PROPOSED MITIGATED ` NEGATIVE DECLARATION #2004-0040 6905 E2 Camaro ReaL Sure o rticadero, Cr. 93422 805.461-5000 Appl-am: F.n:ca•ir.m Hoamovma, I.I.C. 7023 Llotzo pd f,tuca•lr.zo, Ch 93122 Project Title 7W 704v-00371rup zood-0741 A-e�d-e.t 7ecc-vd A.e Co.da1 Praj cct 1"ozil•e. hu, htvcadozo. Ch 93122 Loast-m (kaLmrOLisspo C.,%wy)KPH030.292.0cc. 030.213.008 Project I10 pxopa«d pzojwco"i't, ofaaaprbc4ty afoz a Coadity ail U. Pt.—tp—d-nat Dc•�Qiptia's Tomnt`m Izact Llapto wlamihs condomizu®=its ina pzoporod mdti famt]f d°ulopmoat. tin pmjoctpmpotoc eaopoupzcal>mr. pmsr.ztntioaawomaatolox aa°xitiagdzaim�y oayoa�it. CnmzelPLaD°r ippttioa: Hi�17°nt it�LlaltiFizail� Z'umw rtutext Bnti•L. ulUnitiF=4'-lt1pa10 Finding: 1. Ilse project does nothwethepowtialto degrade the environment. 2. Me projedwillnot Wiieve short-term to the disadaars;qe of lona-term:smannmersilgoals. 3. Ilse project does nothwe impacts nil-ach are individi-i y lorded btu cumnhtwely considerable. 4. the projectwillriotcause substantial adverse effects onitumanbvmgs eah rdirectlyor mdaectly. DctQmirnntiom Based on the above ffitdings, and the jnform ation cortaated in the rutin stw3p 2004-0046 (made a part hereof b7 relkence andonfileaithe ComaumrtyDevelopmesdDeputmert} jthasbeen detrsmimilthutheaboveprojectwill nothwve an adverse impactonthe followaigpmposedmitigationmeastuks uv auotporded irntothe project (see =dLmst). Prcpscd By. 12MyG wo.tAmocjalePlam7 Date P—tcd: November 18,2004 Public (3cvicw endx December7,2004 Attach -em Lo ationlibp S•&. Pi Grant � ding and Drainage Plan Pationst Report ProposedTerttuive Tina I4q, Landscape Plan Do17 atiow howl SUady 2004-0046 065 EL CAMN 0 REAL, SITPH 6-ATASCADER 0, CA 93422 -(805) 461-5000 - rAX461-1612 ITEM NUMBER: DATE: 12/7/04 EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program Master Plan of Development (CUP 2004-0141) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Tecorida Ave Condominiums License FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2004-0141 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This conditional use permit shall be for an 8 -unit residential FM PS condominium development as described on the attached exhibits and located on parcel 030-213-008, 030-292-066 regardless of owner. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the authority to BP/FM PS, CE approve the following minor changes to the project that (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 unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twenty-four BP/FM PS (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. The applicant and/or subsequent owners shall defend, indemnify, and On going PS 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 proposed development. 6. All subsequent Tentative Map and construction permits shall be BP/FM PS, CE consistent with the Master Plan of Development contained herein. 7. Prior to final map, the applicant shall submit CC&Rs for review and FM PS/CE approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Tecorida Ave Condominiums License FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2004-0141 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy ■ Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. ■ A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. ■ Individual unit's responsibility for keeping all trash receptacles within the unit's garage. ■ 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. ■ Description of open space area restrictions and maintenance provisions. 8. All exterior elevations, finish materials, and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBIT C and D with the following modifications: ■ All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance. ■ All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures; ■ Any exterior light fixtures shall be compatible with building design, subject to staff approval. ■ Stucco siding for units 7 and 8 shall be smooth finish. No machine finishes will be permitted. ■ A minimum of 3 color schemes utilizing dark earth tone colors shall be required to be submitted during building permit review and shall be subject to staff approval. 9. All site work, grading, and site improvements shall be consistent with the BP/FM PS, BS, CE Master Plan of Development as shown in EXHIBIT C, D, E, and F with the following modifications: ■ Water lines serving units 5-8 shall be routed in the driveway to avoid impacts to existing sycamore trees. ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program GP /Monitoring Measure to be provided for the project. The report is to be provided at the time BP PS: Planning Services of building permit submittal along with the building plans for review by BL: Business BS: Building Services Tecorida Ave Condominiums License FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2004-0141 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney 14. All residential units shall incorporate residential fire sprinklers Occupancy FD throughout. F0: Final 15. Fire lane signage shall be submitted to the fire department for review Occupancy 10. A final landscape and irrigation plan shall be approved prior to the BP PS, BS issuance of building permits and included as part of site improvement plan consistent with EXHIBIT D, and as follows: FM PW ■ All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. • All common areas shown on the landscape plan shall be landscaped by the developer prior to the final of any single building permit on- site. ■ The drainage area shall be maintained with natural vegetation. No plantings shall be installed under the driplines of native oak trees. ■ Landscape trees shall be minimum 15 -gallon size and double staked. 11. The developer and/or subsequent owner shall assume responsibility for GP PS the continued maintenance of all landscape and common areas, BP consistent with EXHIBIT D. 12. The project shall incorporate high quality fencing that is architecturally GP PS compatible with the proposed residential units and consistent with BP EXHIBIT G, subject to staff approval. Building Services 13. A soils investigation prepared by a licensed Geotechnical Engineer is GP PS to be provided for the project. The report is to be provided at the time BP 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 14. All residential units shall incorporate residential fire sprinklers BP FD throughout. 15. Fire lane signage shall be submitted to the fire department for review and approval with on and off-site improvement plans City Engineer Project Conditions 16. Applicant shall provide a 5' offer of dedication for street FM PW improvements along the entire Tecorida frontage. ITEM NUMBER: DATE: 12/7/04 Drainage: 17. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 18. A homeowners association, or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. 19. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 20. All drainage from improvements shall cross property lines within BP PW drainage easements. Frontage Improvements: BP PW 21. Project shall construct detached sidewalks along entire Tecorida BP PW frontage. Wastewater: 22. All onsite sewer mains shall be privately owned and maintained. BP PW 23. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 24. Applicant shall pay sewer extension (Annexation), Connection BP PW and Reimbursement fees (if applicable) upon issuance of building permit. 25. Gravity mains within the subdivision shall be sized according to BP PW City Standards. 26. Drainage piping serving fixtures which have flood level rims BP PW located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. Atascadero Mutual Water Company 27. Before the start of construction on the water system improvements, GP, BP CE the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. 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. 28. Before the start of construction on the water system improvements, GP, BP CE 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. 29. Before issuance of building permits, the applicant shall obtain a "Will GP, BP CE Serve" letter from AMWC. ITEM NUMBER: DATE: 12/7/04 30. The applicant shall provide AMWC with easements for those water GP, BP CE 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. 31. The applicant shall obtain a separate landscape -irrigation meter from GP, BP CE AMWC for the common areas within the project. Mitigation Measures BP PS, BS, CE 1.c.1 Mitigation Measure 1.c.1: The following landscape mitigations shall apply: ■ Landscaping shall be provided in the Tree Preservation Easement, subject to staff approval. ■ Fencing of individual yard areas shall be residential in nature and shall be constructed of high quality materials. ■ A landscape buffer shall be provided along the north property line, adjacent to the remaining Recreational Vehicle Park use, and shall include a decorative split face block wall or better and evergreen shrubs and trees ■ The project shall include landscaping of all common areas, including slopes, common openspace areas, and building frontages. ■ Parking lot shade trees shall be provided within all landscape fingers. Trees shall be large canopy trees and shall be of a scale appropriate to the project. ■ All trees shall be 15 gallon size or greater and shall be double staked. Mitigation Measure 1.c.2: The proposed residences shall include a variety BP PS, BS, CE 1.c.2 of earth -tone paint and roof colors designed to blend with the surrounding environment and reduce the potential for reflected light and glare. Mitigation Measure 1.d: All lighting shall be designed to eliminate any off BP PS, BS, CE 1.d site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Building mounted fixtures shall be designed to direct light downward and shall be decorative in nature, consistent with the building architecture. Lighting of the parking area shall be integrated with proposed landscaping. All lighting schemes shall be designed to produce a zero footcandle reading at the property line. ITEM NUMBER: DATE: 12/7/04 Mitigation Measure 3.b.1: Asbestos has been identified by the state Air BP PS, BS, CE 3.b.1 Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations.. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. Mitigation Measure 3.b.2: Dust Control Measures for Construction and BP, GP PS, BS, CE 3.b.2 Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to revent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter quipped vacuum device within twenty-four (24) hours. Mitigation Measure 4.b.1: Protective fencing shall be erected to ensure that BP, GP PS, BS, CE 4.b.1 all construction activity and materials are maintained outside of the drainage way. As identified on the grading and drainage plan, no grading will take place within the existing drainage way. ITEM NUMBER: DATE: 12/7/04 Mitigation Measure 4.e.1: The building permit site plan shall identify all BP, GP, CA 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 4.e.2 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of % inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (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.b.c.d: Should any cultural resources be unearthed BP, GP PS, BS, CE 5.b.c.d 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: The grading permit application plans shall include BP, GP PS, BS, CE 6.b 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. ITEM NUMBER: DATE: 12/7/04 Mitigation Measure 6.c.: A soils report shall be required to be submitted GP BS 6.c with a future building permit by the building department. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that GP PS, BS, CE 8.0.1 all contractors are aware of all storm water quality and erosion control measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 11.d: All construction activities shall comply with the BP, GP PS, BS, CE 11.d 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 and 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. Mitigation Measure 15.a.b.1: The project shall include the construction of full BP, GP PS, BS, CE 15.a.b.1 frontage improvements along Tecorida Ave as approved by the City Engineer and per standards listed in the General Plan Circulation Element. Mitigation Measure 16.c.1: Drainage calculations will be required to be BP, GP PS, BS, CE 16.c.1 submitted and approved by the City Engineer prior to the issuance of building permits. Any additional run-off resulting from the proposed development will be required to comply with City standards. EXHIBIT C: Master Plan of Development/Site Plan ITEM NUMBER: 6 DATE: 12/7/04 —14- ITEM NUMBER: 6 DATE: 12/7/04 EXHIBIT D: Landscape Plan o 0 N WW o c s �y — Q i� �iE 1t �! i(jjii i E t� 1 !� ��; {yIt ,!t j E� Hill �#j�;ilI; H11 i) � I ili z ' {� ftE it��i '{;�i{' het ; �{ i tI ii{ ��� ;f+!i l,il;tl ;h11 ij Ir rl og i <-aj:> ,00� �hetioi .� 'o° ce 90 oi-O q " (DDoo'p oiO �} d K N f W v- > U(ay} ZM b �Z �Ul 3 !' r 68 F E Q on ( � V _ a i I ~ i ? fill;,II�!j II°�;1Ili i <-aj:> ,00� �hetioi .� 'o° ce 90 oi-O q " (DDoo'p oiO �} d K N f W v- > U(ay} ZM b �Z �Ul 3 !' r 68 F E Q on ( � V ITEM NUMBER: DATE: 12/7/04 EXHIBIT E: Grading & Drainage Plan r ITEM NUMBER: DATE: 12/7/04 EXHIBIT F: Utility Plan EXHIBIT G: Elevations ITEM NUMBER: 6 DATE: 12/7/04 km iL .e- EXHIBIT H: Arborist Report P.O. Box 1311 Templeton, California 93465 ITEM NUMBER: DATE: 12/7/04 October 17, 2004 Gearhart Development 6205 Alcantara Road Atascadero, CA 93422 Re: Development at 5000 Marchanl Ave. Ataseadero, CA. This report is in regards to tlx: proposed lot development listed above. No native trees are to be removed for this project. 'There are four native sycamore (Planlanus raceamasa) trees and live native white oak (Quercus alba) trees impacted for this proposed development. Please sec the specific mitigation recommendations on the attached spreadsheet. Specific attention needs to be given to the sidewalk impact along Tecorida Ave. To minimize any impact to the roots and trunks we suggest that a certified Arborist be on site to observe the excavation within the drip -line of the native sycamores and white oak. The owner shall be solely responsible in providing a copy of this tree protection plan to any contractors that need to encroach within the tree protection fcncing/drip-line of any native trees. The owner shall have all contractors sign this report to acknowledge the mitigation measures necessary to preserve the native trees. The following mitigation measure:stmethods must be fully understood and followed by anyone working within the tree protection fencing/drip-line of any native tree. Any clarification of this report will be provided by the arborists upon r(Nuest. 1. Fencing: The proposed fencing is highlighted in yellow on the grading plan. It must be a minimum of4' high chain link, snow or salify fence staked at the drip -line or line of encroachment for each tree or group of toes. The fence must be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect hence throughout the construction period. The arborist(s), upon notification, will inspect tlx: hence placement once it is erected. This is mandatory for this project, 2. Soil Aeration Methods: Soils under the 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 Idles with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. ITEM NUMBER: DATE: 12/7/04 EXHIBIT H: Arborist Report 3. 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. 4. Trenching Within the Drip -line: All trenching under the drip -lines of native trees shall be hand dug, augured, bored or air spade. 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. 5. Grading Within the Drip -line: Grading should not encroach within the drip -lint. 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. 6. 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 until re -buried. 7. Paving Within the Drip -line: Pervious surfacing is preferred within the drip -line of any oak tree. Arborist(s) will advise. S. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil comp action. 9. Existing Surfaces: The existing ground surface within the drip -line of all oak trees shall not be cut, filled, compacted or pared. The exception will be adding base on the edge of the existing driveway. 10. Construction Materials and Waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet) and pro -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. All trees potentially impacted by this project are numbered and identified on both the grading plan and the tree protection spreadsheet. Some trees may not have been identified on the spreadsheet because other identified trees adjacent to the construction zone inherently protect them. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5), condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing), construction impact (house, road, etc.), and individual tree notes. Please let me know if 1 can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WG0511 ITEM NUMBER: DATE 1&20 EXHIBIT m Arborist m � w � � � w � § » » $ » \ » C', \ \ � 4 \\3 0 0 0 0 0 0 0 0 0� m ~ �� ))\7 -N e co ®u m/ t A Rƒ k !\/`§ §mf §; � {\ n k § k)§ m! w « _ _ _ _ _ _ = <« 2m > 0 \ } > > > T>- — — — — m E) 0 $ 0 0 o a w w -j -A, a k % � 2 s a / / / / / ~Q� a m \ \}§\ \ \\/\ o G o 0 0$( )§5(m m m m m Q M w % § _ n � � m o -09 $ /�k\ m % 2 2 2 2 ° - � o � \ |� o t �\\{ § § o \ z z z z ®a « a K§� © \\ 0 0 0 0 § § / $ $ 2 § \\ § z z z z z z z z z n 2 0 z 0 z 00 z 00 0 0 o r c� A� m m m z m z m z m z m z m z m (n§ o 7 \ / 5 ( ( [ 2 % a 9 m ( } MMM § / / Ln 5 / 3 v / \) � 0 { / ) / \ \ / 7 / \ & , } » / E ~ � < $ + $ / %) 4 a --1 G R� 2 2 --1 2§ e\) / y\ / 0 7 \ / 5 ( ( [ 2 % a m ( } ITEM NUMBER: DATE: 12/7/04 ATTACHMENT 4: Draft Resolution PC 2004-0135 DRAFT RESOLUTION PC 2004-0135 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING VESTING TENTATIVE TRACT MAP 2004-0057 TO ESTABLISH 8 AIRSPACE CONDOMINIUM UNITS ON ONE COMMON LOT CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT (CUP 2004-0141) ON APN 030-213-0089 030-292-066 (6205 Tecorida Ave / Gearhart) WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a Master Plan of Development for an 8 -unit condominium development (CUP 2004-0141); and, WHEREAS, the site's General Plan Designation is MDR (Medium -Density Residential); and, WHEREAS, the site's current zoning district is RMF -16 (Residential Multi -Family); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004-0046 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 Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on December 7, 2004, studied and considered Tentative Tract Map 2004- 0057, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, ITEM NUMBER: DATE: 12/7/04 NOW THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Vesting Tentative Tract Map 2004-0057, the Planning Commission of the City of Atascadero finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The proposed subdivision, as conditioned, is consistent with the proposed Master Plan of Development (CUP 2003-0141). 4. The site is physically suitable for the type of development proposed. 5. The site is physically suitable for the density of development proposed. 6. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 7. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on December 7, 2004, resolved to approve Vesting Tentative Tract Map (TPM 2004-0057) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2004-0057 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. ITEM NUMBER: DATE: 12/7/04 On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: (0) NOES: (0) ABSENT: (0) ABSTAIN: (0) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary the ITEM NUMBER: A DATE: 12/7/04 Exhibit A: Vesting Tentative Tract Map 2004-0057 5 agy 1 � � yYls Y B!< 1 I;! ItI I I I I YI !I Y O g,11 59 1 a:p: 111 6116IU ITEM NUMBER: DATE: 12/7/04 Exhibit B: Conditions Of Approval / Mitigation Monitoring Program Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning BL: Business Services Tecorida Ave Condominiums License GP: Grading BS: Building Services Condominium Ma Map Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Planning Services 1. The approval of this application shall become final, subject to the FM PS completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two years after FM PS its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority to FM PS approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Parcel Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The granting of this entitlement shall apply to the property located at On going PS APN 030-213-008, 030-292-066 regardless of owner. 6. The Final Map shall be drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 7. The subdivider shall defend, indemnify, and hold harmless the City of FM PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 8. Utilities shall be located to avoid tree impacts as feasible. Water lines BP PS for units 5-8 shall be located in the driveway. 9. An open space and tree preservation easement shall be recorded BP PS with the final map, subject the Community Development Director ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning Tecorida Ave Condominiums BL: Business License Services BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy approval. Building Services 10. A soils investigation prepared by a licensed Geotechnical Engineer FM PS, BS, CE 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 BP FM 11. Residential fire sprinklers shall be required for each residence. BP FM 12. Fire lane signage shall be submitted to the fire department for review BP FM and approval with on and off-site improvement plans. City Engineer Project Conditions 13. Applicant shall provide a 5' offer of dedication for street FM PW improvements along the entire Tecorida frontage. Drainage: 14. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 15. A homeowners association, or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. 16. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 17. All drainage from improvements shall cross property lines within BP PW drainage easements. Frontage Improvements: BP PW Project shall construct detached sidewalks along entire Tecorida frontage. BP PW Wastewater: 18. All onsite sewer mains shall be privately owned and maintained. BP PW ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning Tecorida Ave Condominiums BL: Business License Services BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 19. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 20. Applicant shall pay sewer extension (Annexation), Connection and BP PW Reimbursement fees (if applicable) upon issuance of building permit. 21. Gravity mains within the subdivision shall be sized according to BP PW City Standards. 22. Drainage piping serving fixtures which have flood level rims located BP PW below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. City Engineer Standard Conditions 23. In the event that the applicant is allowed to bond for the public BP BS improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 24. An engineer's estimate of probable cost shall be submitted for BP PW review and approval by the City Engineer to determine the amount of the bond. 25. The Subdivision Improvement Agreement shall record concurrently FM PW with the Final Map. 26. All public improvements shall be constructed in conformance with BP PW the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 27. The applicant shall enter into a Plan Check/Inspection agreement BP BS with the City. 28. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 29. The applicant shall install all new utilities (water, gas, electric, cable BP BS TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 30. The applicant shall monument all property corners for construction BP PW control and shall promptly replace them if disturbed. ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning Tecorida Ave Condominiums BL: Business License Services BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 31. A preliminary subdivision guarantee shall be submitted for review BP PW in conjunction with the processing of the parcel map. 32. All existing and proposed utility, pipeline, open space, or other BP PS/PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 33. Prior to recording the tract map, the applicant shall submit a map FM PS/PW drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 34. Prior to recording the tract map, the applicant's surveyor shall set FM PW monuments at all new property corners or shall indicate, by certificate on the final 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. 35. Prior to recording the tract map, the applicant shall have the map FM PW 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, which indicates their review of the map. The letter shall identify any new easements, which may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 36. Upon recording the final map, the applicant shall provide the City FM PW with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 37. Prior to the final inspection of any public improvements, the BP PW applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. Atascadero Mutual Water Company 38. Before the start of construction on the water system improvements, GP, BP CE the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. All water distribution facilities shall be constructed in conformance with AMWC Standards and ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning Tecorida Ave Condominiums BL: Business License Services BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy 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. 39. Before the start of construction on the water system improvements, GP, BP CE 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. 40. Before issuance of building permits, the applicant shall obtain a GP, BP CE "Will Serve" letter from AMWC. 41. The applicant shall provide AMWC with easements for those water GP, BP CE 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. 42. The applicant shall obtain a separate landscape -irrigation meter GP, BP CE from AMWC for the common areas within the project. Mitigation Measures BP PS, BS, CE 1.c.1 Mitigation Measure 1.c.1: The following landscape mitigations shall apply: ■ Landscaping shall be provided in the Tree Preservation Easement, subject to staff approval. ■ Fencing of individual yard areas shall be residential in nature and shall be constructed of high quality materials. ■ A landscape buffer shall be provided along the north property line, adjacent to the remaining Recreational Vehicle Park use, and shall include a decorative split face block wall or better and evergreen shrubs and trees ■ The project shall include landscaping of all common areas, including slopes, common openspace areas, and building frontages. ■ Parking lot shade trees shall be provided within all landscape fingers. Trees shall be large canopy trees and shall be of a scale appropriate to the project. ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning Tecorida Ave Condominiums BL: Business License Services BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy ■ All trees shall be 15 gallon size or greater and shall be double staked. Mitigation Measure 1.c.2: The proposed residences shall include a variety BP PS, BS, CE 1.c.2 of earth -tone paint and roof colors designed to blend with the surrounding environment and reduce the potential for reflected light and glare. Mitigation Measure 1.d: All lighting shall be designed to eliminate any off BP PS, BS, CE 1.d site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Building mounted fixtures shall be designed to direct light downward and shall be decorative in nature, consistent with the building architecture. Lighting of the parking area shall be integrated with proposed landscaping. All lighting schemes shall be designed to produce a zero footcandle reading at the property line. Mitigation Measure 3.b.1: Asbestos has been identified by the state Air BP PS, BS, CE 3.b.1 Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations.. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning Tecorida Ave Condominiums BL: Business License Services BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 3.b.2: Dust Control Measures for Construction and BP, GP PS, BS, CE 3.b.2 Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to revent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter quipped vacuum device within twenty-four (24) hours. Mitigation Measure 4.b.1: Protective fencing shall be erected to ensure that BP, GP PS, BS, CE 4.b.1 all construction activity and materials are maintained outside of the drainage way. As identified on the grading and drainage plan, no grading will take place within the existing drainage way. Mitigation Measure 4.e.1: The building permit site plan shall identify all BP, GP, CA 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. ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Mitigation Monitoring Program Tecorida Ave Condominiums Condominium Map TTM 2004-0057 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: wastewater CA: City Attorney Mitigation Measure Mitigation Measure 4.e.2: The developer shall contract with a certified BP PS 4.e.2 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of % inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (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.b.c.d: Should any cultural resources be unearthed BP, GP PS, BS, CE 5.b.c.d during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning Tecorida Ave Condominiums BL: Business License Services BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 6.b: The grading permit application plans shall include BP, GP PS, BS, CE 6.b 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.: A soils report shall be required to be submitted GP BS 6.c with a future building permit by the building department. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that GP PS, BS, CE 8.e.f.1 all contractors are aware of all storm water quality and erosion control measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 11.d: All construction activities shall comply with the BP, GP PS, BS, CE 11.d 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 and 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. Mitigation Measure 15.a.b.1: The project shall include the construction of full BP, GP PS, BS, CE 15.a.b.1 frontage improvements along Tecorida Ave as approved by the City Engineer and per standards listed in the General Plan Circulation Element. ITEM NUMBER: DATE: 12/7/04 Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning BL: Business Services Tecorida Ave Condominiums License BS: Building Services Condominium Map GP: Grading Permit FD: Fire Department BP: Building PD: Police TTM 2004-0057 Permit Department FI: Final CE: City Engineer Inspection WW: wastewater TO: Temporary CA: City Attorney Occupancy FO: Final Occupancy Mitigation Measure 16.c.1: Drainage calculations will be required to be BP, GP PS, BS, CE 16.c.1 submitted and approved by the City Engineer prior to the issuance of building permits. Any additional run-off resulting from the proposed development will be required to comply with City standards.