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HomeMy WebLinkAboutPC Resolution 2017-0019 Exhibit A Conditions of Approval City of Atascadero Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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. All permits, map, improvements and uses shall be consistent with the requirements of the adopted Del Rio Road Commercial Area Specific Plan and all appendices. On going PS 2. All architecture, signage, and landscaping on the Walmart and Annex sites shall be consistent with Specific Plan exhibits and guidelines, except as identified in the Master Plan of Development Conditions of Approval. On going PS 3. All project amendments and determinations shall be consistent with the requirements of the Specific Plan. On going PS 4. All permits, construction activities and uses shall comply with the requirements of the Mitigation Monitoring and Reporting Program for the Del Rio Road Commercial Area Specific Plan Final Environmental Impact Report. On going PS 5. The Walmart parking lot design shall be revised consistent with Exhibit F to include the following: a. Provide a pedestrian-friendly and interconnected pedestrian walkway with shade trees central to the main building entry of the Walmart Store. b. Provide decorative shopping cart corrals with perimeter landscaping. c. Additional landscape planters shall be provided. d. Provide additional shade tree planting in parking lots consist with the Zoning Ordinance to reduce evaporative emissions from parked vehicles. The landscaping design shall provide 50 percent tree coverage within 10 years of construction using low ROG-emitting, low-maintenance tree species. BP PS 6. Prior to issuance of grading permit all tree protection measures shall be complied with consistent with the MMRP and Tree Removal Permit. GP PS 7. All commercial lots shall incorporate thematic benches, trash receptacles, bollards, and bike racks consistent with the Specific Plan Design Guidelines. BP PS 8. Concurrent with building permit applications, complete site landscaping and irrigation plans shall be submitted consistent with the conceptual landscape plans in the specific plan and include the following: BP PS Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 a. Trees and plant materials shall be provided as needed to provide adequate coverage of landscape areas. b. London Plane trees shall be used as street trees along El Camino Real. c. Afgan Pines on all site plans shall be replaced with Coast Live Oaks and Valley Oaks. d. Walmart Site 1. Additional coast live oak plantings shall be included on the Walmart rear cut slope along with other appropriate plant material. 2. The Rio Rita frontage and undisturbed slope areas shall be landscape with native plants and trees consistent with Specific Plan section 5.1.2.14. e. Annex Site 1. Additional landscape screening and evergreen trees shall be provided along the northeastern Annex property line adjacent to single-family residential property. 9. The following residential buffering shall be shown on plans prior to issuance of building permits for each lot: a. There shall be a 30 foot minimum setback of any commercial building to an adjacent residential lot line. b. A six (6) foot tall, decorative, earth toned split-face block masonry wall shall be installed along the all Annex Project Site property lines that adjoin residentially zoned land. Perimeter walls shall be installed prior to construction of the adjacent commercial building. A minimum 10-foot wide landscape area with screening trees shall be provided on the commercial side of the wall. c. A decorative three-rail fence shall be provided at the top of the slope along the Walmart property frontage on the southwest side of Rio Rita Road. The fence shall be made of faux wood pre-cast concrete (not wood). d. The design, color and materials of any fences adjoining residential zones shall be reviewed and approved by the City. e. No lighting shall be installed along a residential lot line that causes any light spillage or glare to affect residential properties. Wall mounted lights shall not be permitted to create offsite glare for neighboring residential uses. f. All loading docks and trash enclosures/compactors shall be screened and shall include sound walls BP PS Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 when located adjacent to residential property. 10. The design, color, height and material of any fences or walls within the project site shall be reviewed and approved by the City. All walls shall be constructed of split face masonry block or architectural quality masonry veneers, consistent with the site architecture. GP / BP PS 11. Concurrent with any Final Parcel Map approval, the applicant shall record reciprocal access easement and maintenance agreement for all shared driveways, drive isles and solid waste storage for parcels within the project site as well as to give access to adjacent commercial lots, as required by the City Engineer and/or the Del Rio Road Commercial Area Specific Plan consistent with Exhibit C. Reciprocal access easements will be provided by the Annex project in favor of adjacent commercially zoned property as shown Exhibit C. FM PS 12. All freestanding and wall mounted exterior lighting shall not exceed 30 feet in height above finished grade. All exterior lighting fixtures shall be selected to be consistent with the approved photometric plans (Exhibit X, sheet C-7) and incorporate IESNA full cut off / flat lens fixtures, or equivalent technology for all parking lot and non-decorative lighting. PB PS 13. The final site design, signage and architecture for the two (2) 1-acre Commercial Outparcels on the Major Tenant site shall be approved as part of the building permit process, and shall be consistent the Specific Plan design guidelines. Exterior architectural design, colors and materials will be consistent with the Annex project design guidelines. BP PS 14. The Major Tenant Project has one 2.8 acre Multiple Family Outparcel (RMF-20) designated for development at a later date. The site layout, grading, landscaping, architectural design and any additional environmental review will be subject to the future approval of a City Conditional Use Permit (CUP) subject to the following: a. The project will be designed to preserve native trees to the extent possible. Tree removals shall be analyzed and mitigated as part of the future CUP and associated environmental process. A subsequent Tree Removal Permit shall be required for any tree removals on the RMF-20 site. b. This development shall comply with the City’s inclusionary housing policy. c. Building architecture will be complementary to the Annex project design guidelines. Design review Future conditional use permit PS Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 shall be completed as part of the Conditional Use Permit process. d. All vehicular access shall be taken from the “new street” within the project area. Access to Rio Rita shall be limited to emergency access only. 15. The Specific Plan includes a Planned Devlopment-17 (PD- 17) overlay to allow lot sizes smaller than one-half acre, with a maximum of 4 units per gross acre for The Annex Project’s 1.7 acre residential site: a. A future subdivision Tract Map and Conditional Use Permit (Master Plan of Development), will be required for and a 6 lot Tract Map development of the subject parcel beyond the one 1.7 acre single- family lot. b. Project access will be from Marisol Way. c. Marisol Way will end as a cul-de-sac in the residential project with a paved emergency and pedestrian connection provided to the vacant parcel to the north. d. The subdivision will be annexed into the City’s community facilities district. e. The subdivision will be required to form a road maintenance mechanism. f. The subdivision will provide affordable housing consistent the City’s inclusionary housing policy. g. Project architecture and landscaping will be approved as part of the conditional use permit. Future Tentative Map / conditional use permit PS 16. The single-family residential portion of the project is required to satisfy the following condition (commercial and multi-family residential rental uses are exempt from this requirement): The emergency services and facility maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of a final map(s). The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map(s). 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. FM PS / CE Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 a. All Atascadero Police Department service costs to the project. b. All Atascadero Fire Department service costs to the project. c. Off-site common City of Atascadero park facilities maintenance service costs related to the project. 17. Within the Specific Plan boundary, all maintenance costs listed below shall be 100% funded by the project in perpetuity, except for the public facilities that are currently maintained by the City of Atascadero and noted below. The service and maintenance cost shall be funded through an entity or mechanism established by the developer, subject to City Staff approval. This entity or mechanism must be in place prior to, or concurrently with acceptance of any Final Map(s). The entity or mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map(s). The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the entity or mechanism. a. All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, traffic control signals, pavement markings and sewer mains within the proposed project including residential streets within any residential subdivision. Exception: new collector street located south of Walmart store within the Specific Plan Area will be maintained by the City of Atascadero. b. All landscaping and lighting within the proposed Specific Plan area. c. All creeks, flood plains, floodways, wetlands, and riparian habitat areas that may be within the project boundaries. d. Property line walls, fences, retaining walls, solid waste storage areas, signs, slopes, and parking lots within the project boundaries. e. Open areas on private property within the proposed project area including detention facilities, bio-swales, and other low-impact-development features. f. Newly constructed drainage facilities on private property within the proposed project area. g. Landscaped frontages, medians, and the El Camino Real round-about center islands within the right-of- way of all public streets within the defined specific FM PS / CE Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 plan boundary. h. On-site sewer and storm drains located outside of the right-of-way. 18. Permits and plans for the project will be required consistent with Exhibit D. The Community Development Director or City Engineer may approve variations to Exhibit D as long as the underlying intent of the permitting process is maintained. On-going PS. CE 19. Construction permits for any grading or structures within the Specific Plan area shall not be issued until a final parcel map has been recorded for the respective site financial mechanisms are in place for required frontage improvements. On going PS / CE 20. Prior to the issuance of any permits or recordation of any final maps, for the Walmart portion of the project the applicant shall enter into an Improvement Agreement with the City of Atascadero. At a minimum, the Improvement Agreement shall include the following: a. Timing and amount of City traffic impact fee for the Del Rio Interchange roundabouts to be paid in progress payments in the following amounts: (1) Payment of $250,000 when the Walmart entitlements are final; (2) Payment of $600,000 due at the time of grading permit and (3) Payment for the balance due at time of building permit. Timing and amount of other City traffic impact fees to be paid in amounts and times as set forth in the Improvement Agreement. b. Provisions for Walmart relating to its proportional share for the roundabouts at the Del Rio 101 Interchange. In the event of a cost overrun above the $4.5 million estimated costs for these roundabouts, then Walmart will pay to the City its proportional share of the overrun up to a maximum of $200,000. In the event of a cost underrun below the $4.5 million estimated cost for these roundabouts, then Walmart will receive a credit or refund for its proportional share of the underrun up to a maximum of $200,000. c. Requirements and timing of all off-site circulation improvements. d. The provisions in the Improvement Agreement shall be consistent with the applicable mitigation required in the certified Final Environmental Impact Report. Prior to GP / BP / FM PS / CE 21. Prior to the issuance of any permits or recordation of any final maps, for the Annex portion of the project the applicant shall enter into an Improvement Agreement with the City of Atascadero. At a minimum, the Improvement Agreement shall include the following: a. Timing and amount of City traffic impact fees to be paid. b. Provisions for the Annex relating to its proportional share for the roundabouts at the Del Rio 101 Interchange. In the Prior to GP / BP / FM PS / CE Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 event of a cost overrun above the $4.5 million estimated costs for these roundabouts, the Annex will pay to the City its proportional share of the overrun up to a maximum of $200,000. In the event of a cost underrun below the $4.5 million estimated cost for these roundabouts, then the Annex will then receive a credit or refund for its proportional share of the underrun up to a maximum o f $200,000. c. Requirements and timing of all off-site circulation improvements. d. The provisions in the Improvement Agreement shall be consistent with the applicable mitigation required in the certified Final Environmental Impact Report. Fire Department 22. The location of all fire hydrants, fire department connections (FDC’s) and fire lanes shall be reviewed and approved by the Atascadero Fire Department prior to the issuance of building permits. a. At a minimum, fire hydrants shall be installed at the locations shown on Exhibit D or at alternative locations approved by the Atascadero Fire Department. BP FD 23. Prior to issuance of the first building permit, the applicant shall obtain approval from the City Fire Department for any private driveway sections. BP FD 24. Prior to occupancy of the first building, the applicant shall paint curbs red with white lettering every 50 feet stating “No Parking– Fire Lane” along all driveways with a curb-to-curb width of less than 34-feet. This shall be shown on all applicable plans prior to issuance of first building permit FO FD Police Department 25. Large anchor stores exceeding 40,000 square feet shall include the following security measures (excluding hotel uses in the annex portion): a. Conduct a risk analysis (crime survey) of the area to evaluate the security needs for the store and implement a security plan based upon this analysis. b. Provide lighting in the parking areas that will ensure public safety. Lighting shall be a maximum of fo ur (4) foot-candles within parking lot areas. c. Prohibit consumption of alcohol in the parking lots by having associates regularly “patrol” the parking areas while collecting shopping carts, and report any inappropriate activity to the store managers. FO / On going PD Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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. Large anchor stores exceeding 40,000 square feet shall install closed-circuit camera systems (surveillance cameras) inside and outside the store. The location of cameras and the protocols for storing and sharing video footage shall be coordinated with the Atascadero Police Department. (excludes hotel uses in the annex portion) FO / On going PD 27. Large anchor stores exceeding 40,000 square feet shall establish a parking lot patrol for store areas, which assists customers, ensures safety and takes action to identify and prevent any suspicious activity (such as loitering and vandalism) both during the day and nighttime hours. In addition, the following are required (excluding hotel uses in the annex portion): a. Signs shall be visibly posted throughout the property noticing the enforcement of loitering, vandalism and trespassing laws. b. Store operators shall work with the Atascadero Police Department to enforce trespass laws by signing a “Letter of Trespass Authority” with the Department. c. Store operators will not permit overnight parking and will remove vehicles parked in their lot and enforce this provision as appropriate. FO / On going PD 28. Large anchor stores exceeding 40,000 square feet shall establish a Risk Control Team, which is a team of associates responsible and trained to identify and correct safety and security issues at the site. The Risk Control Team shall coordinate with the Atascadero Police Department. (excludes hotel uses in the annex portion) FO / On going PD Public Works 29. Prior to occupancy of the first building on either the Walmart or Annex Sites, the developer shall form a Landscape and Lighting Assessment District or comparable mechanism for payment of the operating and maintenance costs of the following: a. Frontage street lights; b. Parkway and median landscaping and irrigation; c. Wall maintenance in conjunction with landscaping; d. Graffiti abatement. BP PW 30. Prior to the issuance of an encroachment permit(s) for construction of any offsite improvements, the applicant(s) shall submit plans and supporting calculations/reports BP PW Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 including street improvements, underground utilities, composite utilities, traffic control and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. The Submitted plans shall be in conformance with the requirements of the Vesting Tentative Map, City Standard Specifications and Drawings and Specific Plan or as required by the City Engineer. 31. Prior to the issuance of any onsite improvement Building Permit; the on-site public improvements shall be designed in accordance with the Vesting Tentative Parcel Map, Specific Plan, City Engineering Specifications and Drawings or as required by the City Engineer. BP PW On-site Circulation 32. The location, width and depth of all project driveways shall substantially conform to the approved Vesting Tentative Parcel Map issuance. This shall be shown on all applicable plans prior to of first building permit. No additional driveways shall be permitted along the project frontage. BP CE 33. Any dead-end drive aisles shall have a hammerhead or turn-around area to facilitate vehicular movements. This shall be shown on all applicable plans prior to issuance of first building permit. BP CE 34. The site shall be designed to adequately accommodate all vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around loading zones and parking spaces, and appropriate turning radii. BP CE Transit 35. The Walmart and Annex sites shall provide a bus stop at the El Camino Real frontage fronting both the Walmart and Annex frontage as shown on Master Plan of Development. The bus stop shall be designed and constructed to the City Engineer’s satisfaction and include the following elements: a. A 8’X14’ permanent, City approved transit shelter structure, that compliments the architecture of the development it fronts, and includes a bench, trash receptacle, solar lighting (all electrical conduits shall be located within the shelter structure), bicycle racks and rain gutters. b. Color elevations and materials board for the proposed bus shelter structure shall be supplied to the Community Development Director, for review and approval, prior to construction BP CE 36. Color elevations and materials board for the proposed bus BP CE Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 shelter structure shall be supplied to the City Engineer, for review and approval, prior to construction. 37. The bus stop shall comply with all ADA and State accessibility regulations as specified in the most recent version of the California Disabled Accessibility Guidebook (CalDag). Proposed disabled access shall be delineated on construction plans. BP CE 38. The bus stop location shall be a minimum of 100’ from the intersection of Del Rio Road and El Camino Real or as approved by the City Engineer. BP CE Traffic Impact Fees 39. Offsite Improvements - Prior to issuance of building permits for each project in the Specific Plan, the project applicants shall provide the City of Atascadero with all applicable traffic impact fees for their proportional share impact on TIF funded Circulation System Facilities other than the Del Rio Road/US 101 interchange, which is are subject to a separate TIF payment described below. The traffic impact fees for all uses shall be subject to the City’s latest adopted fee schedule, with the exception of the Walmart Superstore that will pay $11.14 per square foot in accordance with the proportional share methodology prepared by RCS, which is based on the ITE land-use rate for “Free Standing Discount Superstores.” In order to receive TIF credits for the extra capacity created (capacity does not include curb, gutter, sidewalk, or parking lanes) the applicants shall submit copies of invoices tied to specific portions of the improvement work (eg. Demo, grading, sub-grade, base, paving, striping) for approval by the City Engineer and Director of Administrative Services. BP CE 40. Interchange funding - Prior to issuance of each building permit for the projects in the Specific Plan, the project applicant shall provide the City of Atascadero with proportional share fees for the construction of a five-legged, single-lane modern roundabout at the intersection of Del Rio Road/US 101 Southbound Ramps that incorporates Ramona Road as the fifth approach; and the conversion of the intersection of Del Rio Road/US 101 Northbound Ramps to a single-lane modern roundabout with a minimum 150-foot-long right-turn bypass lane on the westbound approach. The traffic impact fee shall be b ased on the size of the building subject to the building permit and shall be consistent with the proportional share cost methodology prepared by RCS as described in the “TIF Collection Process” discussion in Section 3.11, Transportation, of the BP CE Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 Final EIR. Street Improvements 41. The Applicants for the Walmart and Annex sites shall construct all frontage improvements for their respective frontage including: temporary infrastructure transitions, bicycle and traffic lanes, medians, street lights, signage, landscaping, curbs, gutters and sidewalks along entire frontage as shown or described in the Final Environmental Impact Report Traffic Study, Specific Plan, or Vesting Tentative Parcel map. All plans shall be acceptable to the City Engineer prior to permit issuance FM PW 42. The applicant shall include low glare, LED cobra style street lights in the offsite improvement plans. Light spacing shall be based on the AASHTO Roadway Lighting Design Guide (2005) and approved by the City Engineer. Light color shall be approved by the City Engineer. FM PW 43. The applicants shall acquire and dedicate to the City the right-of-way required for all street improvements as identified in the Final Environmental Impact Report Traffic Study, the Vesting Tentative Map, and Specific Plan. The Applicant shall provide sufficient right of way to convert the intersection at Del Rio Road/El Camino Real to a modern roundabout. The roundabout will require an inscribed diameter of approximately 160 feet and will include a combination of single and dual circulating lanes. Single- lane approaches are required for the southbound and westbound entrances. The northbound approach shall include a dual-lane entry with a left-only lane and a shared through/right-turn lane. The eastbound approach shall include a shared through/left-turn lane and a 125-foot long right-turn lane. Travel lanes shall be a minimum of twelve foot wide. The roundabout shall include facilities for pedestrians and bicyclists The applicants shall design the roundabout in conformance with the conceptual plan is shown in Figure 3 of the Del Rio Road Area Specific Plan Transportation Impact Analysis for the City of Atascadero February 6, 2012. The Applicant is responsible for all frontage improvement costs. FM PW 44. The first Applicant (Walmart or Annex) to submit Offsite Public Improvement Plans shall first submit a plan line for Del Rio Road from El Camino Real to the easterly end of the pavement transition to existing road facilities. The Plan Line shall be approved by the City Engineer prior to approval of any offsite improvements on the Del Rio Road frontage. BP CE Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 45. The Walmart frontage improvement plans shall include: a. A left turn pocket for the driveway across from the Annex Project. b. A southbound left turn pocket at the proposed public street. FM PW 46. The proposed signalization of the intersection of the proposed public street into the Walmart site from El Camino Real, including bicycle loop detectors, shall be constructed in accordance with City Engineering Standards, and approved by the City Engineer. The signal shall be installed prior to issuance of the Walmart Building’s final certificate of occupancy. Walmart shall be responsible for the cost of installing these improvements. FM PW 47. The applicant(s) shall improve the intersection of Del Rio Road and Rio Rita Road to meet site distance, horizontal and vertical alignment standards of the City Engineering Standards. The proposed improvements shall be acceptable to the City Engineer. FM PW 48. Prior to street improvement plan approval by the City Engineer, the applicant shall submit a street tree location plan to the Community Development Department for review and approval. The location of the street trees shall not conflict with sewer or storm drain infrastructure. The plan shall include proposed sewer lateral locations and storm drain infrastructure for reference. FM PW 49. Prior to building final, the applicant shall construct and final full street improvements as shown in the Specific Plan and required by the mitigation monitoring program within the affected portion of the Walmart project site, to the satisfaction of the City Engineer FM PW 50. Prior to building final, the applicant(s) shall install a community mailbox and post in accordance with the City’s standards, and secure approval of the U.S. Postal Service prior to installation. The community mailboxes shall not cause a sight distance obstruction and shall have a minimum four foot clear zone behind the mailbox. FM PW Grading 51. Prior to issuance of a grading permit for this project, the applicant shall submit a copy of the grading permit for the export site and an exhibit of the proposed haul route. The applicant is responsible for ensuring that the receiving site has obtained the required approvals fr om all applicable agencies for the soil hauling operation and the placement of fill off-site GP PW 52. The applicant shall, to the City Engineer’s satisfaction, GP PW Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 comply with all Geology, Soils and Seismicity mitigation measures and time frames contained in the City Council adopted Mitigation Monitoring and Reporting Program 53. The applicant shall comply with the following requirements for the soil hauling operation: a. Obtain an encroachment permit from the City Engineer for the work. b. The hours of operation shall be between 8:30 am to 3:30 pm, Monday through Friday. c. Provide street sweeping service on all City streets along the haul route during all hours of work on a schedule approved by the City Engineer. d. Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer. GP PW 54. Prior to issuance of a grading permit, the applicant(s) shall sign a Haul Route Repair Agreement and pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $100,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant or subsequent property owners shall complete any required pavement repairs to the satisfaction of the City Engineer within six months from the completion of the dirt hauling operation or prior to issuance of Building Permits. If the pavement repairs are not completed within six months, the City may use the Deposit to complete the repairs and for any incurred staff and administrative costs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant GP PW 55. Prior to grading permit issuance, the applicant shall obtain City Engineer approval of a drainage study for the proposed private onsite and public offsite storm drain system from the City Engineer. The study shall demonstrate that runoff generated onsite will not negatively affect downstream waterways or properties. Onsite and offsite storm drain facilities shall comply with City Engineering Drainage Standards. GP PW 56. Maintenance responsibilities for all slopes, retaining walls, drainage devices, and erosion and sedimentation control devices/systems not accepted by the City shall be the responsibility of the property owner in perpetuity. GP PW 57. Prior to the construction of offsite improvements the project GP PW Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 applicant(s) shall prepare and submit a Construction Traffic Control Plan for review and approval by the City Engineer. The plan shall identify routing for all delivery and haul trucks and, if necessary, limit deliveries to non-peak times. To the extent feasible, truck routing should avoid travel through residential areas and emphasize the use of US 101. The plan shall be developed in conformance with the California MUTCD, latest edition. The plan shall include the following provisions: a. Maintain access for land uses in proximity of the project site during project construction. b. Schedule deliveries and pick-ups of construction materials to non-peak travel periods, to the maximum extent feasible. c. Coordinate haul trucks, deliveries and pick-ups to reduce the potential of trucks waiting to load or unload for protracted periods of time. d. Minimize obstruction of through traffic lanes on surrounding public streets. e. Construction equipment traffic entering and exiting the project site shall be controlled by flagman. f. Identify designated transport routes for heavy trucks (in addition to haul trucks) to be used over the duration of the proposed project. g. Schedule vehicle movements to ensure to the maximum extent feasible that there are no vehicles waiting offsite and impeding public traffic flow on the surrounding streets. h. Establish requirements to ensure the safety of the pedestrians and access to local businesses. i. Coordinate with adjacent businesses and emergency service providers to ensure adequate access exists to the project site and neighboring businesses. j. Prohibit parking for construction workers except on the project site and any designated off-site parking locations. These off-site locations shall not include adjacent commercial center parking lots or residential streets and will require the approval of the City Engineer 58. Prior to occupancy of the first building of either the Annex or Walmart site that is directly adjacent to the Del Rio Road frontage, the applicant(s) shall install a four foot wide, class II base shoulder on Del Rio Road as right of way allows. The design of the widened shoulder shall be approved by the City Engineer and the improvements GP PW Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 designed from the Del Rio Road Project boundar y to San Benito Road. 59. All sidewalks shall be designed connect to existing sidewalks, where already installed, or transition pedestrians in a safe manner back to the right of way. The sidewalk fronting the Annex project shall end at the intersection of Obispo and Del Rio Roads. The applicant shall provide an accessible ramp at that location. All transitions shall be acceptable to the City Engineer. GP PW Storm Drainage 60. Prior to issuance of grading permits in Jurisdictional Waters of the United States, the applicant shall acquire permits from the Army Corps of Engineers, California Department of Fish and Game, and the Regional Water Control Board for any work within any natural drainage course. A copy of the permits, or a response letter from each agency indicating a permit is not required, shall be submitted to the City prior to issuance of grading permits. GP PW 61. The applicant shall, to the City Engineer’s satisfaction, comply with all stormwater mitigation measures and time frames contained in the Mitigation Monitoring and Reporting Program. BP PW 62. The applicant or subsequent property owners shall be responsible for providing regularly scheduled maintenance of the storm drain infrastructure, as required by the City Engineer. BP PW 63. The applicant shall form an organized drainage maintenance entity to finance the future ongoing maintenance and capital replacement of water quality, low impact development, hydro modification, erosion and sedimentation devices/systems identified on the pr oject’s approved storm drain plan. The applicant shall pay for all costs associated with the formation of the maintenance entity. Water quality, erosion and sedimentation devices/systems shall include but are not limited to catch basin inserts, debris excluders, bio-treatment basins, vortex separation type systems, and other devices/systems for storm water quality. The applicant shall be responsible for the maintenance of all project water quality, erosion and sedimentation devices/systems until the district has been established. BP PW 64. Prior to issuance of grading permit, the applicant shall have approved by the City Engineer, an Urban Stormwater Mitigation Plan that incorporates appropriate post construction best management practices (BMPs), maximizes pervious surfaces, and includes infiltration into GP PW Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 the design of the project to the extent technically feasible. 65. The applicant must obtain coverage under a statewide General Construction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the applicant shall file with the State a Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by the City, the applicant shall have approved by the City Engineer a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall reference the corresponding Waste Discharge Identification (WDID) number issued by the State upon receipt of the NOI. BP PW 66. Prior to issuance of a grading permit applicant shall consult with the Central Coast RWQCB regarding further actions with the groundwater plume on the Walmart site. Consultation shall result in written confirmation to the City from the RWQCB Staff of any clean-up, corrective action or monitoring that may be needed prior to , or post construction. GP PW 67. Prior to the issuance of building permits the applicant shall submit calculations to support the design of any storm drainage 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. BP PW 68. Prior to the issuance of building permits the applicant shall provide for the detention and metering out of developed storm runoff so that the peak runoff and i ts associated duration is equal to or less than undeveloped storm runoff quantities to the satisfaction of the City Engineer. BP PW 69. Drainage basins shall be designed to desilt, detain and meter storm flows as well as release them to natural runoff locations. BP PW 70. Prior to the issuance of building permits the applicant shall show the method of dispersal at all pipe outlets. Include specifications for size & type. BP PW 71. Prior to storm drain plan approval by the City Engineer, the applicant shall obtain all onsite or offsite easements needed for future storm drainage system maintenance by the City. BP PW 72. Prior to the issuance of building permits the applicant shall show method of stormwater conveyance to approved off - site drainage facilities BP PW 73. Concentrated drainage from off-site areas shall be conveyed across the project site in drainage easements. Applicant shall acquire drainage easements where needed. BP PW Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement cannot be obtained the storm water release must follow the historic path, rate and velocity as prior to the subdivision. SEWER AND UTILITIES 74. Prior to issuance of building permits for each component of the Specific Plan, the applicant’s plans shall be in compliance with the City Sanitary Sewer Management Plan, including City standards for the Fats, Oils and Grease (FOG) Program; and the installation of adequately sized grease interceptors for all food service establishments, gas stations, auto shops, etc. BP PW 75. Existing sewer manhole frame and covers relocated or adjusted because of street or other construction shall be replaced with current City Standard Manhole Cover per Standard Drawing No. 608 or as required by the City Engineer. BP PW 76. All existing above ground utilities shall be undergrounded on project frontage in the 10-foot wide PUE. BP PW 77. All sewer system design plans shall be reviewed and approved by the City Engineer. BP PW 78. Prior to sewer plan approval, the applicant shall provide a sewer area study for the extension of the unnamed public road on the Walmart site in accordance with City Engineering Specifications and policies for review and approval by the City Engineer. BP PW 79. All onsite private sewer mains and laterals shall be privately owned and maintained. Sewer mains in Public Roads shall be owned and maintained by the City. FM PW 80. Prior to recording the final map, provisions for the repair and maintenance of the private sanitary sewer system shall be included in the CC&R’s for the development. Included shall be a mechanism to maintain the private sewer and structures, such as a maintenance association. The City Engineer and City Attorney shall approve the final form prior to recordation. FM PW 81. Applicant shall pay all sewer fees including extension (Annexation), Connection and Reimbursement fees (if applicable) prior to issuance of each building permit. BP PW 82. Private gravity mains within the specific plan area shall be sized and installed in accordance with the Uniform Plumbing Code. Public gravity mains within the specific plan area shall be a minimum of eight (8) inches in diameter. FM PW 83. Drainage piping serving fixtures which have flood level rims FM PW Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 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. 84. All sanitary sewer (SS) mains shall terminate in manholes unless extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. FMBP PW Amendment #1 – Annex Hotel Specific Conditions 85. Wall mounted Building Signage for Parcel 8 in the Annex portion of the Specific Plan shall be sized appropriately to be compatible with architectural façade elements. Any signage that does not comply with this condition will be forwarded to DRC for review and approval. BP PS 86. The design of vehicular access and control must be evaluated in light of future development both across the street and on adjacent parcels to the South. On an interim basis, a two way left turn lane could be sufficient to serve the hotel site. However, when the Annex develops across El Camino Real, access control may require modifications such as dedicated left-turn pockets (depending upon access locations to the Annex). Therefore, to the extent possible, driveway locations shall be located and designed to preclude turning movement conflicts with future driveways for the Annex Shopping Center and the adjacent southerly properties. BP PW 87. Prior to issuance of Certificate of Occupancy, a nighttime lighting final will be required for consistency with the Final EIR and Atascadero Municipal Code. BP PS 88. Prior to issuance of Certificate of Occupancy, a reciprocal parking / access agreement shall be entered into with western portion of 049-131-048. BP PS Conditions of Approval Specific Plan Master Plan of Development Conditions of Approval (Del Rio Road Commercial Area Specific Plan) Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 End of Conditions EXHIBIT B: Specific Plan Master Plan of Development Plans Del Rio Road Commercial Area Specific Plan (PLN 2007-1245 & PLN 2007-1246) Exhibits attached to Section VII of Specific Plan Exhibit B – Section VII: Del Rio Specific Plan Exhibit 3 Amendment Exhibit B – Section VII: Del Rio Specific Plan Exhibit 9 Amendment See Amendment #1 PLN 2017-1626 Annex Hotel Exhibit 14 Exhibit B – Section VII: Del Rio Specific Plan Exhibit 11 Amendment See Amendment #1 PLN 2017-1626 Annex Hotel Exhibit 14 Exhibit B – Section VII: Del Rio Specific Plan Exhibit 13 Annex Project Sign Program (Parcel 8 Only) Exhibit B – Section VII: Del Rio Specific Plan Exhibit 14 Annex Hotel Grading / Drainage & Utility Plan Exhibit B – Section VII: Del Rio Specific Plan Exhibit 14 Annex Hotel Grading / Drainage & Utility Plan EXHIBIT C: Specific Plan Master Plan of Development Plans – Special Conditions Del Rio Road Commercial Area Specific Plan (PLN 2007-1245 & PLN 2007-1246) EXHIBIT D: Specific Plan Master Plan of Development Plans – Fire Hydrant Location Map Del Rio Road Commercial Area Specific Plan (PLN 2007-1245 & PLN 2007-1246) EXHIBIT E: Specific Plan Master Plan of Development Plans –Permit Processing Hierarchy Del Rio Road Commercial Area Specific Plan (PLN 2007-1245 & PLN 2007-1246) The following permits and plans will be required for the development of the Specific Plan. The Community Development Director or City Engineer may approve variations to this outl ine as long as the underlying intent of the permitting process is maintained: Permit Processing Hierarchy - Walmart Portion of Specific Plan A. Rough grading permit (restoration bond required) 1. SWPPP / NPDES 2. Haul Routes 3. Fill locations at Annex with written authorization of Annex owner B. Subdivision improvements – prior to final map (bonding required) 1. Pad grading and drainage 2. Retaining walls 3. On-site utilities(mains within easements, and service lateral stub-outs) a. Storm Drainage b. Sewer c. Water d. Gas / Electric / Communication (joint trench conduits within easements) 4. On-site public improvements (new street) 5. Off-site public improvements a. El Camino Real frontage improvements b. Del Rio Road frontage improvements c. El Camino Real / Del Rio roundabout d. Rio Rita frontage improvements e. Sewer, storm drain and Utility improvements that are required on all affected streets. f. Low Impact Development/Hydro modification required improvements g. New signal (El Camino Real / new street) C. Commercial Building Permits – prior to store opening 1. Buildings and structures 2. Off-site public improvement - San Anselmo signal (bonding required) 3. On-site improvements a. Parking lots i. Curbs ii. Paving iii. Drainage iv. Lighting v. Cart corrals vi. Accessible parking / routes of travel / pedestrian walkways vii. Low Impact Development Improvements that are part of the hardscape/landscape b. Solid waste storage enclosures c. Landscaping d. Signage e. Fencing / Sound walls D. Multi-family residential Building Permit 1. CUP approval of Master Plan / Tree Removal Permit (Planning Commission) 2. Grading, Drainage, Tree protection plan 3. On-site improvements a. Utilities b. Curbs c. Paving d. Drainage e. Lighting f. Accessible parking / routes of travel g. Pedestrian walkways h. Project Amenities i. Landscaping j. Signage k. Fencing 4. Buildings and structures Permit Processing Hierarchy - Annex Portion of Specific Plan A. Rough grading permit 1. SWPPP / NPDES B. Subdivision improvements – prior to final map (bonding required) 1. Pad grading and drainage 2. Retaining walls 3. On-site utilities (mains within easements, and service lateral stub-outs) a. Storm Drainage b. Sewer c. Water d. Gas / Electric / Communication (joint trench conduits within easements) 4. Off-site public improvements a. El Camino Real frontage improvements b. Del Rio Road frontage improvements c. El Camino Real / Del Rio roundabout d. Sewer, storm drain and Utility improvements that are required on all affected streets. e. Low Impact Development/Hydro modification required improvements C. Commercial Building Permits 1. Buildings and structures 2. On-site improvements a. Parking lots i. Curbs ii. Paving iii. Drainage iv. Lighting v. Cart corrals vi. Accessible parking / routes of travel / pedestrian walkways vii. Low Impact Development Improvements that are part of the hardscape/landscape b. Solid waste storage enclosures c. Landscaping d. Signage e. Fencing / Sound walls D. Single-Family Residential Permits 1. Tentative Map / Conditional Use Permit Master Plan of Development Approval (Planning Commission) 2. Subdivision Tract Improvement Plan 3. Residential buildings permits EXHIBIT F: Specific Plan Master Plan of Development Plans – Walmart Parking Lot with additional landscape Del Rio Road Commercial Area Specific Plan (PLN 2007-1245 & PLN 2007-1246) EXHIBIT G: Annex Hotel Elevations / Color Board Del Rio Road Commercial Area Specific Plan (PLN 2007-1246) **ALL EXHIBITS IN PROJECT FILE PLN-2017-1626 AND ARE INCORPORATED VIA REFERNCE**