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HomeMy WebLinkAboutPC Resolution 2012-0020EXHIBIT A: Conditions of Approval Conditional Use Permit 2000-0014 Amendment 2012 Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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 Planning Services 1. This Conditional Use Permit Amendment shall apply to modifications on the Home Depot Center Phase II Master Plan of Development regardless of owner. Ongoing PS 2. The revised Phase II Master Plan of Development, replaces the previous Phase II Master Plan of Development and shall conform with all of the conditions of approval and mitigation measures adopted for the original Home Depot Master Plan of Development approved by Planning Commission Resolution 1999-011 for the Master Plan of Development for PD-9 as approved on March 16, 1999, and as amended on August 3, 1999, unless specifically noted or superseded by this resolution and attached Exhibits. GP / BP PS 3. The approval of this use permit shall become final and effective for the 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. Ongoing PS 4. The Community Development Department shall have the authority to 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. BP PS, CE 5. Approval of this Conditional Use Permit Amendment shall be valid for twenty-four (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 or a time extension. BP PS 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 subdivision. Ongoing 7. All subsequent Tentative Map, Lot Line Adjustments and construction permits shall be consistent with the Master Plan of Development contained herein. FM / BP PS, CE 8. All exterior elevations, finish materials, and colors shall be consistent with the Master Plan of Development as shown in attached EXHIBITS subject to the following provisions:  All exterior material finishes shall be durable, high quality, and consistent with the BP PS Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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 architectural appearance.  All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures.  Thematic mission/Mediterranean style lights shall be added to all building entry features.  Any exterior light fixtures shall be compatible with building design, subject to staff approval.  Final color selection shall include compatible earth toned colors, subject to staff approval. 9. All roof-mounted equipment shall be screened from view in all directions. All roof- mounted equipment which generates noise, solid particles, odors, etc., shall cause the objectionable material to be directed away from residential properties. BP / FO PS 10. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure and painted to match the color of the surrounding building area. Gas and electric meters, electric transformers, and large water piping systems shall be completely screened from public view with approved architectural features and/or landscape plantings. BP / FO PS 11. All outdoor storage facilities and trash enclosures will be constructed of decorative masonry materials and have solid metal gates. The perimeter of all such facilities shall be landscaped when visible to the public. BP / FO PS 12. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBIT C, D, G, and N, with the following modification:  Decorative concrete banding shall be installed at the north & south driveway entrance to match the roundabout entrance GP / BP PS, BS, CE 13. A final landscape and irrigation plan shall be approved by the City prior to the issuance of building permits and shall be included as part of site improvement plan consistent with EXHIBIT D, and as follows:  A minimum 10-foot wide landscape planter shall be provided along the entire project street frontages.  Large canopy London Plane Tree (Plantanus acerifolia) street trees will be planted along the El Camino Real street frontages at 30-feet on-center.  All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material.  All areas shown on the landscape plan shall be landscaped by the developer BP PS, BS Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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 prior to the final of the first building permit on-site.  All landscaping shall be drought tolerant. Turf areas shall be minimal and used only for recreation or event area purposes only. Low-lying drought- tolerant ground cover shall be used in parking areas & frontages in place of turf.  The plant palette shall include only species which have a high rate of survival in Atascadero’s climate zone. No thorny materials shall be placed adjacent to the bike trail.  Parking lot trees are required to have large canopies and good shading characteristics  Native variety oak trees shall be incorporated into the landscape plan.  All parking lot planter areas will include a reasonable combination of trees, shrubs and ground cover plantings  All slopes in excess of 2:1 shall be planted with slope stabilizing plant materials and installed with jute or nylon mesh.  The rear retaining wall shall be landscaped and irrigated. 14. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas, consistent with EXHIBIT D. GP / BP PS 15. All building and/or free standing site signs will be consistent with Master Sign Program (AUP 2000-0001) and attached EXHIBIT F, J, K & M subject to the following modifications:  Retail buildings: W all signs may be installed on up to three sides, only on elevations facing HWY 101, a parking lot, or a public frontage, as shown on the attached elevations (Exhibits J & K). Each wall sign may be permitted up to 60 square feet in size  Up to four (4) wall signs may be installed on the hotel building. Signs shall be located under the parapet on the tower elements, as shown in Exhibit F. Each sign may be permitted up to 60 sq. ft.  All wall signs on retail or the hotel buildings shall be made of individual channel letters or exteriorly illuminated (no cabinet signs permitted).  A new pylon sign shall be permitted to be installed, with a maximum height of 50 feet and a maximum of 200 sq. ft. of sign area per side. The pylon sign shall be located within an appropriately sized landscaped area. The pylon sign may be increased to 60 feet in height if the additional height is required for visibility from HWY 101. Further exploration of the site visibility shall be conducted during building permits to see if the additional height is warranted. BP PS Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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  Two (2) monument signs may be permitted up to 10 feet in height with 60 sq. ft. of sign area per side, consistent with the Atascadero sign ordinance allowances. Landscaping shall be installed at the base of the base of the sign. 16. A 8-foot wide Class 1 pedestrian and bikeway connection shall be constructed within the existing easement area. The bike path shall be constructed to connect the existing pathway facility at the railroad trestle at Graves Creek with the sidewalk along the San Ramon Rd frontage. The bike path shall be completed prior to final occupancy of the first building on the subject site. The applicant shall explore the option of splitting the bike trail around the tree to avoid the need for removal. If this is not feasible due to design constraints, as decided by the City Engineer, this approval shall include the approval of the removal of an 8” live oak tree within the bike easement area. The removal of the tree shall be mitigated with replanting as specified in the Atascadero Native Tree Ordinance. The Planning Commission encourages replanting with 15-gallon trees. The gate located at the existing terminus of the bike path shall be unlocked, and shall remain so, once the extension has been constructed. An easement shall be dedicated to coincide with the final as-built location of the trail. FO / Ongoing PS 17. A photometric plan shall be submitted with building permits to ensure compliance with Municipal Code standards. All wall and pole mounted lights shall use fully shielded, cut-off lights to prevent off site glare. BP PS 18. A bicycle storage racks with capacity for four bicycles shall be provided in a convenient and secure location near the front doors of each Building in Phase II. BP PS 19. Landscape maintenance within the street medians shall be the responsibility of the applicant. The applicant shall enter into a landscape maintenance agreement with the City for the medians and any other offsite landscaping. The form of the agreement shall be approved by the City Attorney and City Engineer. FO CA CE 20. All existing native trees on site shall be preserved and protected during construction. Tree protection plans shall be submitted with all grading and building permits. Trees that cannot be preserved shall be mitigated per the requirements of the Native Tree Regulations. The applicant shall retain a certified arborist to monitor tree protection and on-site construction within the vicinity of native oak trees. In no case shall construction occur with tree protection fences without the arborist being present. BP PS Certified Arborist 21. The site retaining walls located along both the west and northern property lines shall be constructed of decorative, split face “Keystone” type wall systems. Irrigated landscape pockets shall be provided for every 5-feet of vertical wall. The color, finish and design of the wall system shall be approved by the Community Development Department prior to issuance of grading permits. GP PS Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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 22. Prior to issuance of a certificate of occupancy for the first building, the project sponsor shall provide mail receptacles for the commercial units as required by the U.S. Postmaster. Location and appearance of mail receptacles subject to City approval prior to installation BP / FO PS 23. The project shall comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in section 6.4 of Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 20 mph averaged o ver one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast-germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non-potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. GP / BP PS 24. The project sponsor shall submit a Transportation Demand Management Program to the City of Atascadero, per the 1999 Mitigation Measure. The program shall include, but not be limited to, ride share programs, carpool incentives for employees, bus passes for employees, etc. FO PS BS 25. Low flow plumbing devices shall be installed where possible in buildings. BP PS Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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 26. The parking area on the north east side of the hotel and entrance to the hotel shall be modified to provide simplified circulation and minimize duplicate drive aisles. Circulation between the hotel and restaurants/retail buildings shall be considered. The final design of the parking areas and drive aisles shall be subject to Planning staff and City Engineer approval. BP PS / CE 27. A Lot Line Adjustment shall be submitted prior to building permit issuance so that buildings are not constructed over lot lines. Easements shall be provided for drainage and circulation throughout the subject site as needed. BP PS 28. A will serve letter shall be obtained from the Atascadero Mutual Water Company to ensure adequate flow rates and water service is available. BP PS / BS 29. The gas station approved in the 2000 Phase II project and the 2008 project amendment shall remain as an allowed alternative on retail Pad A in the Master Plan of Development. Updated traffic analysis, parking calculations, and Design Review Committee approval shall be required prior to building permit issuance of a gas station. The 2000 & 2008 Conditions of Approval which are specific to the gas station would be required to be fulfilled. The traffic signal at San Ramon and El Camino Real is required to be installed if the gas station is constructed. BP PS 30. The event space in the hotel may be enlarged up to 7,500 sq. ft. to hold up events for up to 500 people if the applicant choses to modify the plans during the building permit process. Up to 24 parking spaces can be eliminated and the exterior site may be modified to provide for this additional event space. BP PS 31. The property owner shall consider installing awnings, shades. Or larger roof overhangs on the southwest elevation to keep the interior cool. The owner shall consider installing energy efficient upgrades such as card reader in each room to help reduce electricity use. Public Works Department Conditions 1. Prior to the issuance of building permits the applicant shall submit plans and supporting calculations/reports including street improvements, underground utilities, erosion control and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. GP / BP CE 2. Prior to the issuance of building permits the applicant shall submit calculations to support the design of any storm water structures or pipes. Closed conduits shall be designed to convey the 10-year flow with gravity flow, the 25-year flow with head, and provide safe conveyance for the 100-year overflow. Storm water collection system shall include provisions for capturing fuel spills using methods acceptable to the Regional Water Quality Control Board. GP / BP CE 3. Drainage basins or underground structures, if proposed, shall be designed to desilt, detain and meter storm flows as well as release them to natural runoff locations in accordance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. GP / BP CE Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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 4. Applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) if greater than 1.0 acres is disturbed. The Regional Water Quality Control Board shall approve the SWPPP. GP / BP CE 5. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer GP / BP CE 6. Project shall include construction of curb, gutter and sidewalk along El Camino Real. GP / BP CE 7. The Project applicant shall submit plans showing the class I path connection from the corner of El Camino Real and San Ramon Road to the connection at the north end of the property. The Class I path shall be designed to the City Engineer’s satisfaction. GP / BP CE 8. Alignment and design of any modification to existing frontage improvements shall be approved by the City Engineer. Frontage improvement modifications shall include but are not limited to curb, gutter sidewalk, striping, signage, curb or driveway ramps and the sidewalk extension to, and connection with, the existing sidewalk at the railroad bridge. Left-turn pocket and related striping / pavement marking will be required. Frontage improvements shall be completed prior to final of the first building in Phase II. GP / BP CE 9. The applicant shall enter into a Plan Check / Inspection Agreement with the City if required by the City Engineer. GP / BP BD 10. The applicant shall be responsible for the relocation and/or alteration of all existing utilities which interfere or conflict with proposed improvements. GP / BP CE 11. The applicant shall install all new utilities underground. GP / BP CE 12. Prior to issuance of building permits the applicant shall pay all sewer annexation and connection fees. GP / BP CE 13. Prior to issuance of building permits the applicant shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. All existing and proposed easements and all existing and proposed utilities shall be shown on the plans. GP CE 14. Prior to the final inspection, the applicant shall submit a written statement from a registered civil engineer that all frontage improvement, grading and drainage work has been completed and is in full compliance with the approved plans, City Codes and Standards and the Uniform Building Code (UBC) as applicable. FO CE 15. The applicant has submitted a letter update to the June 3, 1999 project specific Traffic Study (Traffic Study). The Traffic Study indicated that a traffic signal at the San Ramon El Camino Real intersection was not warranted based on the cumulative + project + existing traffic volumes. The hotel project traffic ADT and PM peak hour traffic will be 830 and 103 ADT and Trips less than initially calculated in 1999. Therefore, the conclusion of the traffic report that a signal at Ongoing CE Conditions of Approval Home Depot Phase II Master Plan of Development Amendment 2012 CUP 2000-0014 Amendment 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 San Ramon and El Camino Real is not warranted is still valid. The City’s 2006 Master Facilities Plan and Development Impact Fee Update Report identifies this intersection as being signalized in the future. Therefore, a portion of this project’s Traffic Impact Fee will be applied towards the eventual signalization of this intersection. If project uses change from what is shown in the 2012 traffic report update, then the installation of the signal shall be revisited and may be required to be installed by the applicant. 16. The applicant shall obtain an encroachment permit from Caltrans for all work within the State right-of-way. GP / BP CE 17. No structures shall be constructed over any storm drainage facilities or easements. BP CE 17. Applicant shall pay a proportional share of the cost of public sewer facilities constructed by others. Cost calculation will be established by a reimbursement agreement filed with the City by those constructing the public sewer facilities. GP / BP CE 18. LID features such as bioswales shall be incorporated into the parking lot and onsite frontage landscape areas as feasible to filter the run off drainage before it leaves the site. GP / BP CE 19. The applicant shall analyze the impact of the Hotel’s wastewater flow on Lift Station 13 prior to issuance of a building permit. The applicant shall be responsible for any liftstation upgrades needed to accommodate the hotel’s wastewater flow at Lift Station 13. Upgrades shall be completed prior to Building Department Final of the Hotel. GP / BP CE 20. Bike lanes shall be included with the frontage improvements and restriping of El Camino Real, subject to City Engineer approval and permitted the bike lanes fit within existing right-of-way. If Class 2 bike lanes do not fit within the right-of-way, Class 3 lanes with “share the road signage” shall be installed BP CE Fire Department Conditions 1. The entire back side of the hotel shall be designed to be ground ladder accessible. Any gates which are located along the back or sides of the building shall be accessible by the Fire Department BP FD 2. One additional fire hydrant shall be added on-site. Location to be determined by the Fire Marshall. BP FD 3. Fire Lane locations to be determined by the Fire Marshall. Fire lanes to be designed for proper width for truck access. Red curb or no parking signs to be installed. BP FD 4. Access roads and turning radiuses must meet ladder truck access standards. BP FD Condition Removed by Planning Commission 10-16_12 EXHIBIT B: Mitigation Monitoring Program Per Mitigated Negative Declaration Certified March 16, 1999 For the Home Depot Commercial Center Phase I & II EXHIBIT C: Site Plan (Phase II Overall) Exhibit C Revised per 10_16_12 PC approval, modified parking layout, EXHIBIT D: Landscape Plan Parking to be revised per 10_16_12 approved site plan, Exhibit C EXHIBIT E: Perspective Drawing: Hotel EXHIBIT F: Elevations: Hotel EXHIBIT G: Hotel Site Plan Parking to be revised per 10_16_12 approved site plan, Exhibit C EXHIBIT H: Floor Plans: Hotel (floors 1-4) EXHIBIT I: Color and Materials: Hotel EXHIBIT J: Elevations & Floor Plan Retail Pad A EXHIBIT K: Elevations & Floor: Retail Pad B EXHIBIT L: Color and Materials: Retail Buildings EXHIBIT M: Monument & Pylon Signage EXHIBIT N: Class 1 Bike Path Extension Plan EXHIBIT O: Alternative Gas Station Option for Retail Pad A