HomeMy WebLinkAboutResolution 2019-060EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070)
PLN 2014-1519 Principal Mixed-use Amendment 2019
EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070)
PLN 2014-1519 Principal Mixed-use Amendment 2019
EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070)
PLN 2014-1519 Principal Mixed -use Amendment 2019
EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070)
PLN 2014-1519 Principal Mixed-use Amendment 2019
EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program
2019 Conditional Use Permit and 2019 Vesting Tentative Tract Map (Tract 3070)
Principal Mixed-Use 2019 Amendment, Planned Development (PD-24)
GENERAL PLANNING CONDITIONS
1. The approval of this General Plan amendment, zone change, tentative tract map, and use permit shall
become final and effective following City Council approval.
2. The approval of this use permit shall become final and effective for the purposes of issuing building
permits thirty (30) days following the City Council approval of the Zone text and map change upon second
reading, 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.
3. 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.
4. 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.
5. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date,
and/or for the life of Tentative Tract Map (3070 dated 2019). At the end of the period or upon expiration
of Tentative Tract Map (3070 dated 2019), the approval shall expire and become null and void unless the
project has received a building permit.
6. All previous exhibits approved shall be superseded by the most current 2019 Master Plan of Development
approved by City Council on ___________.
7. 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
8. All subsequent subdivisions and construction permits shall be consistent with the Master Plan of
Development contained herein.
ARCHITECTURAL CONDITIONS
1. All exterior elevations, finish materials, completed structures, hardscape finishes, and site improvements
shall be consistent with the Master Plan of Development as shown in the attached EXHIBITS with the
following modifications and clarifications. Conformance with the Master Plan of Development and
Conditions of Approval shall be required at time of at time of building permit submittal, and time of permit
final, and ongoing in perpetuity for the life of the Master Plan of Development:
All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be
durable, high quality, and consistent with the architectural appearance of the development.
Side and rear residential elevations shall be consistent with the architectural detail, mat erials,
window and door detail, roof eaves, trellis elements, as shown in the proposed Master Plan of
Development, except as noted in the conditions of approval. Elevations shall be 4-sided and not
contain blank walls or facades.
All trash storage, recycle storage, and air conditioning units shall be screened from view behind
architecturally compatible screening, fencing, or landscaped enclosures.
The garage door styles and materials shall be architectural grade, with decorative styles to match the
building architecture. Garage doors shall be painted to match the building color scheme of the unit.
Any proposed exterior street, pedestrian, or building mounted light fixtures shall be of architectural
grade, appropriate scale, and design and shall compliment the architectural style, subject to staff
approval. Light fixtures shall comply with Zoning Ordinance requirements for shielding of light
sources to prevent offsite glare.
Stucco siding shall be smooth troweled or similar.
Roof materials shall be architectural grade.
2. Upgraded elevation styles, material upgrades such as siding or shingles, and architectural enhancements
shall be installed on all visible side and rear elevations of the attached and detached residential units,
subject to staff approval at time of building permit submittal. Enhancements shall be identified on plans at
time of building permit submittal, and shall be installed prior to building permit final.
3. At time of permit submittal, time of permit final, and ongoing, the proposed mixed-use live-work building
shall be consistent with Exhibits of the approved Master Plan of Development, subject to the following
modifications and clarifications:
The first-floor elevation facing Principal Avenue and the two side elevations of the building shall
incorporate doors/windows/storefronts, materials, and architectural enhancements consistent with the
City’s Appearance Review Manual guidelines and Design Toolbox for commercial buildings. The
architecture at ground floor of this building shall reflect a commercial office style. Commercial
entrances/storefronts shall be denoted by the architectural design elements of the building.
Elevations for the live-work building shall be reviewed by the Planning Director prior to Building
Permit issuance.
Emphasis on the residential doorway entrances on Principal Avenue shall be minimized on this
frontage, where feasible, in order to enhance the commercial office appearance and commercial
viability of future businesses at this location.
An area for signage shall be identified for each live-work building. Signage shall be consistent
design, size, material, and lighting for all live-work spaces in this building.
Walkways, landscape, and signage for each commercial unit in the live-work building shall be
designed and reviewed to enhance the commercial entrances on Principal Avenue.
Any proposed changes to the architectural character must be approved by the Design Review
Committee or other mechanism deemed appropriate by the Planning Director.
4. The proposed car-wash shall be consistent with Exhibit G and N of the approved Master Plan of
Development. A solar shade structure may be added to the site to provide covered parking for the
carwash. Any proposed changes to the architectural character must be approved by the Design Review
Committee or other mechanism deemed appropriate by the Planning Director. The carwash shall be
maintained in conformance with the Exhibits and the conditions of approval for the life of the Master Plan
of Development.
5. Colors and materials shall be as generally shown in Exhibits, subject to the following modifications and
clarifications:
Distinct color schemes shall be provided throughout the development, subject to approval of the
Community Development Director.
A complete color scheme key/map shall be provided at time of building permits to identify color
schemes to be used on each unit throughout the development, subject to staff approval. Color
schemes shall be disbursed throughout the development so that no identical color schemes are
directly adjacent or directly across the street from one another.
Paint colors and materials shall wrap corners/sides of the building and be consistent on materials
which wrap around sides so that wall colors and wainscoting do not abruptly change at building
facades.
Garage doors shall be painted to match the building color scheme of the individual units.
Final selection of colors and materials, and location of color schemes throughout development shall
be submitted with Building Permits and shall be subject to staff approval.
SITE DEVELOPMENT CONDITIONS
1. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as
shown in EXHIBITS, except as noted in conditions of approval.
2. Decorative concrete pavement shall be added to the easterly driveway entrance onto Principal Avenue
(main residential entrance) as shown on the Landscape plan, Exhibit D. Within the public right-of-way,
decorative pavement shall be limited to the vehicular drive isles and shall not encroach onto or replace the
City Standard public sidewalk within said public right-of-way, to the satisfaction of the City Engineer.
3. The driveway on Lot 17 shall be modified to provide adequate depth for parked cars in front of the garage.
Depth and design of driveway shall be identified on building permits to the satisfaction of the City
Engineer and the Community Development Director.
4. The building permits for the stacked-flat units (lots 43 – 46) shall identify trash storage areas and access,
private open space, laundry facilities, and enclosed storage in compliance with Atascadero Municipal Code
standards for multifamily units.
5. A minimum of two (2) dedicated parking spaces shall be provided with signage for each of the stacked flat
units (lots 43 – 46.)
6. All utilities within the project boundaries and along project frontages shall be installed underground, with
the exception of the power line that extends across the ephemeral drainage swale on the interior of the
project.
7. Approval of this permit shall include the removal of 6 Native Oak Trees, totaling 149-inches dbh. The
applicant shall be required to pay mitigation fees or provide replantings on-site per the requirements of the
Atascadero Native Tree Ordinance. Any additional removals shall be subject to Planning Commission
approval.
8. The recommendations identified in the arborist report shall be implemented during construction. The
developer shall contract with a certified arborist to monitor all activity within the drip lines of existing
native oak trees during construction.
9. Proposed improvements may impart modifications to the existing channel and may be subject to Fish &
Wildlife and/or US Army Corp review/permits. Applicant will be responsible to obtain any required
agency permit prior to issuance of a grading permit.
10. Any future development signage shall be architecturally compatible with the proposed buildings. All future
signage shall be subject to the review and approval of planning staff. No signage shall be placed above the
first floor roofline. No signage shall be permitted facing the proposed residential uses.
11. Residential neighborhood identification monument signage shall be permitted through a staff level review
and subject to a separate building permit. Residential monument signage shall comply with the size and
included as part of site improvement plan consistent with EXHIBITS, and as follows:
A final landscape and irrigation plan shall be approved prior to the issuance of building permits and 1.
LANDSCAPE AND FENCING CONDITIONS
18.
17.
16.
15.
14.
13.
12.
parking zones.
All streets within the development shall be appropriately marked and/or signed, at staff’s discretion, as no
Development Director.
biological evaluation prepared by a City approved Biologist, and reviewed and approved by theCommunity
and/or wetland areas. Future development of Lot 62 may propose a less restrictive setback if supported by a
Future development on Lot 62 shall be subject to a minimum setback of 20 feet from the drainage swale
Permit or grading permit issuance for future development of Lot 62.
approved by City Engineer to ensure traffic safety and easement requirements are met prior to Building
on Lot 62 may be widened to serve this lot. The proposal for access to lot 62 shall be reviewed and
frontage, or existing access rights, of Lot 62 to the satisfaction of the City Engineer. The existing driveway
Final Map for Tract 3070 shall show dedication of vehicular access rights along the El Camino Real
side of Lot 62, or access shall be provided through an internal connection to the Planned Development. The
agreement, access to Lot 62 shall be taken from the existing El Camino Real driveway located at the north
due to traffic safety limitations at this location. Per the previously recorded reciprocal easement and access
No new or additional driveways on El Camino Real shall be permitted to be installed for access to Lot 62
and approved by the Design Review Committee prior to building permit or grading permit issuance.
Future development of Lot 62, the 8111 sq. ft. commercial parcel on El Camino Real, shall be reviewed
maintenance responsibilities of the residential HOA.
Lot 62 shall be owned and maintained in separate ownership and shall not be included with the CC&R’s or
shall be required to be installed as part of the subdivision improvements for Tract 3070.
undergrounding of utilities, or landscape required in front of this parcel on the El Camino Real frontage,
fences shall not be permitted to be installed on the vacant commercial lot. Any frontage improvements,
shall be decorative in style (open tubular black metal fencing or similar.) Chain link, T-posts, or barb wire
to completion of Phase 1 of the residential units (prior to final of 26th unit.) Any security fencing on the site
Interim site improvements as identified on the preliminary landscape plan Exhibit D, shall be installed prior
landscaped and maintained in clean condition as part of the subdivision improvements for Tract 3070.
Lot 62, the 8111 sq. ft. commercial parcel on El Camino Real identified for future development, shall be
The proposed car -wash use shall apply for a building permit prior to occupancy for the 1st residential unit.
intersection and traffic safety to the satisfaction of the City Engineer
signage, parking height restriction, and weight and along Principal Avenue / El Camino Real for
Prior to final of public improvements, Subdivider shall install red curb or no parking stripping and/or
heights shall be installed on both sides of the wall to soften the appearance of the sound wall.
materials shall be consistent with surrounding development, subject to staff approval. Landscape of varying
(not exposed CMU block,) subject to approval of the Community Development Director. Colors and
the project. The wall shall include a decorative finish, such as stucco with a decorative cap or similar style
A sound wall may be installed as shown in Exhibit M between the residential and commercial portions of
for the sign(s).
intersections. Verification of line of sight clearance shall be required at time of building permit submittal
Any monument signs proposed within the project area shall be located outside of the line of sight at
be internally illuminated (external lighting is permitted.)
architecturally compatible with the overall project design. Residential neighborhood identification shall not
lighting standards of the Atascadero Municipal Code, and the monument structure(s) shall be
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 completed at the
discretion of the Community Development Department.
London Plane or similar street trees shall be provided along El Camino Real, Principal Avenue, Pino
Solo, and all interior streets at a minimum spacing of 30 feet on center. Trees planted near roads and
sidewalks shall include deep-root planting barriers.
Street and open space trees shall be minimum 15-gallon size and double staked.
The bio swales shall be incorporated into the landscape plan to be aesthetic and act as landscape
features. Landscape in and around bio swales shall be installed by the developer prior or building
permit final.
The final landscape and irrigation plan shall conform to Atascadero Municipal Code requirements,
including the City’s Water Efficient Landscape Ordinance. Landscaping must consist of drought
tolerant species and utilize drip irrigation.
The landscape plan submittal at time of building permits shall identify a variety of heights of
landscape material (low, medium, and tall plants.)
2. Prior to final of residential units, additional 24-inch box size evergreen screen trees shall be incorporated in
the rear yards of properties identified in Exhibit L.
3. All landscape shall be maintained in a healthy and thriving condition in perpetuity. The applicant and its
successors shall be responsible for maintaining landscape and replacing any dead or failing landscape trees,
ground cover and shrubs.
4. Ongoing, all project fencing shall be installed consistent with EXHIBIT K, with following exceptions:
Lot 3: Side yard fence adjacent to Pino Solo shall be setback a minimum 10 feet from the back of
sidewalk.
Side fencing adjacent to the on street parking, roads, and sidewalks shall be setback a minimum of 5
feet.
Gates shall be included as necessary to access any trash storage locations on side or rear yards.
All fences shall be either stained or painted to maintain the appearance and life of the wood fencing.
All fences shall have trim caps as identified in EXHIBIT K.
Decorative fences under four (4) feet in height, and consistent with the fencing color and general
style of the development, may be installed within required front and corner side or rear setbacks,
upon applicant’s request, upon review and approval by the Planning Department.
5. Drainage basins shall not be fenced. Basins shall be designed to meet maximum depth and slope
requirements in way which does not require basins to provide safety fences. The basins primary purpose is
water filtration and they shall be designed per the requirements of the RWQCB. Basins shall be landscaped
to serve a secondary purpose as visual landscape features for the development, and shall serve as
multipurpose open space / potential recreation areas, to the extent feasible.
6. Trash and recycling container storage areas shall be provided on each lot in a screened location.
Designated trash storage shall not be located within the garage if it conflicts with providing adequate
parking spaces within the garage. If trash storage is proposed to be located outside, a concrete pad shall be
installed for placement of trash receptacles, and gate access shall be provided to bring trash out to the curb.
Trash storage location shall be identified for each unit at time of building permit submittal, and shall be
installed prior to final of each residential units.
All drainage facilities and detention basins.d.
All open space and native tree preservation areas.c.
All parks, trails, recreational facilities and like facilities.b.
access gates, and sewer mains.
All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency a.
responsibility of the Home Owners Association.
mentioned funds, and the coordination and performance of maintenance activities, shall be the
Services Director prior to City Council approval of the Final Map. The administration of the above
the Final Map. The Home Owners Association shall be approved by the City Attorney and Administrative
Home Owners Association or other funding mechanism shall be in place prior to City Council approval of
Association, or similar funding mechanism, established by the developer and subject to City approval. The
by the project in perpetuity. The service and maintenance costs shall be funded through a Home Owners
All maintenance costs for all on-site improvements, facilities, and areas listed below shall be 100% funded 3.
Off-site common City of Atascadero park facilities maintenance service costs related to the project.
All Atascadero Fire Department service costs to the project.
All Atascadero Police Department service costs to the project.
District #2005-1) for assessment of the property.
City with regard to the annexation of the subject property to of the district (Community Facilities
agrees to participate in the community facilities district and to take all steps reasonably required by the
of any final map. The administration of the above mentioned funds shall be by the City. Developer
approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance
property prior to or concurrently with acceptance of the final maps. The funding mechanism shall be
established by the City at the developer's cost. The funding mechanism must be in place for the subject
district. Annexation into the City’s existing CFD (Community Facilities District #2005-1) shall be
in perpetuity. The service and maintenance costs shall be funded through a community facilities
The emergency services and facility maintenance costs listed below shall be 100% funded by the project2.
provided by the Subdivision Map Act.
housing lots to be identified o the Final Map, on an additional map sheet for information purposes only, as
Council’s Inclusionary Housing Policy. The Community Development Director may require the affordable
reviewed and approved by the Community Development Director to ensure consistency with the City
at the same construction timing as the market rate units. Affordable unit location and phasing plan shall be
construction in each phase of the project, to ensure a percentage of affordable units are built in each phase
the market rate units. A phasing plan shall be submitted by the Applicant to show affordable unit
All affordable units shall be distributed throughout the project, and shall be constructed at the same time as
comply with State Density Bonus Law. Affordable units shall be located in the stacked flats.
to or concurrently with City Council approval of the FinalMap. The project’s affordable housing shall
shall be dedicated at the Moderate-income level and three units at the Low-income affordability level, prior
shall remit payment of $16,000 for each of the 2 remaining units required by City policy.One of the units
for the time period required by the California State Density Bonus Law, and not less than 30 years and
Affordable Housing Requirement:The Subdivider shall deed restrict a minimum offour(4) residential units 1.
FINAL MAP, PLANNING CONDITIONS
e. All creeks, flood plains, floodways, wetlands, and riparian habitat areas.
f. All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside
private yards, and other similar facilities.
g. All frontage landscaping and sidewalks along arterial streets
h. The private wastewater collection system
4. At time of Final Map submittal, the applicant shall submit Covenants, Conditions & Restrictions (CC&Rs)
for review and approval by the Community Development Department. The CC&R’s shall record
concurrently with the Final Map and shall include the following:
i. Provisions for maintenance of all common areas including access, parking, street trees, fencing
and landscaping.
ii. A detailed list of each individual homeowner’s responsibilities for maintenance of the
individual units.
iii. Individual unit’s responsibility for keeping all trash receptacles within the designated screened
trash storage areas.
iv. 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.
5. Deed notification shall be applied to each of the new lots, notifying homeowners of the following:
That adjacent residential lots outside the PD 24 boundaries may be used for agricultural purposes,
including keeping of livestock animals, facilities, and equipment;
Residential lots are located within a Master Plan of Development and are subject to rules and
regulations established by the CC&Rs, PD-24 overlay zone, and the approved Master Plan of
Development;
Residential lots are adjacent to approved commercial uses that may generate noise consistent with
the City’s Noise Ordinance.
Drainage swales, basins, and other storm water facilities are located within private lots and must be
maintained as design, engineered and installed by the original developer. Alterations to the
drainage plan for Tract 3070 are not allowed without prior approval of the City.
Fences or other structures are not allowed within or adjacent to the existing drainage swale located
on the westerly and northwesterly site boundaries without proper approvals by the City and any
other required outside permitting agencies such as the California Depart of Fish and Wildlife, Army
Corps of Engineers, or the Regional Water Quality Control Board (RWQCB).
6. Deed notifications shall be recorded on the live-work units to notify future property owners that the first
floor of the building is reserved for office or commercial uses, consistent with the Master Plan of
Development and PD 24 overlay. The ground floor of these units shall not be permitted to be used as
residential dwelling space.
WATER AND FIRE CONDITIONS
1. Fire Sprinklers are required on all structures consistent with the California Building Code adopted at the
time of building permit submittal.
2. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for the
newly created lots within the subdivision.
3. The Applicant shall extend the water distribution system to the satisfaction of the Atascadero Mutual Water
Company (AMWC) and City Engineer.
4. Before the start of construction on the water system improvements, the applicant shall pay all installation
and connection fees required by AMWC.
5. 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.
PUBLIC WORKS GENERAL CONDITIONS
1. Plans, specifications, and details prepared for the public and private improvements required of Tract 3070
shall be prepared in accordance with City Standard Specifications and Drawings, and to the satisfaction of
the City Engineer.
2. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer. PIPs shall be prepared on
24”x36” plan sheets, use the City Standard border and signature block, and shall comply with Section 2 of
City Standard Specifications.
3. The Applicant is responsible for all rights-of-way acquisitions and associated costs.
4. All plans shall contain the City of Atascadero "Standard Notes for Improvement Plans" on file in the City
Engineer's office.
5. Roadway signing and striping shall be in accordance with the California Manual on Uniform Traffic Control
Devices (CA-MUTCD).
6. Improvements involving wetlands, waterways, watercourses, sensitive habitat, etc., may require the review
and approval of other agencies (e.g. – Army Corp of Engineers, State Fish & Wildlife, State Water
Resources, etc.). If additional permits are required from other agencies, said permits shall be issued prior to
the approval of the subdivision improvement plans.
7. In accordance with City of Atascadero Municipal Code Section 11-8.06, the Subdivider shall enter into an
inspection agreement with the City Engineer. The City Engineer may require the Project Engineer to
provide construction inspection for the project at the cost of the Subdivider. The contract inspector shall
provide ongoing inspection as frequently as the City Engineer deems appropriate to satisfy that construction
has been completed in substantial conformance with the plans and specifications.
At the completion of construction and prior to the final inspection, the contract inspector shall submit the
following items to the City Engineer:
Engineer of Work Certification (City form)
Soil Testing Reports
Material Certification Compliance
Record Drawings (including electronic files in PDF format and an AutoCAD base map)
Other documentation that may be required by the City Engineer to determine satisfactory completion of
the project
FINAL MAP
1. The Subdivider shall enter into a Subdivision Improvement Agreement with the City and bond for all
subdivision improvements (public and certain private improvements) that are not completed prior to
recordation of the Final Map. The Subdivision Improvement Agreement and bonds shall be approved by the
City Council.
2. An engineer’s estimate of probable cost shall be submitted for review and approval by the City Engineer to
determine the amount of the bonds.
3. If the tract monuments are not set prior to recordation of the Final Map, the Surveyor shall submit a letter
stating the cost required to set the tract monuments and the Subdivider shall submit a Monumentation Bond
in an equal amount, to the satisfaction of the City Engineer.
4. Street centerline monuments shall be provided at the following locations:
a. Centerline of streets at intersections with other streets
b. At the beginning and end of curves on the street centerline
5. The on-site roads and common open space areas shall be separate lots on the Final Map.
6. All on-site road rights-of-way shall be offered to the public in perpetuity.
7. Prior to recording the Final Map, the Applicant shall have the map reviewed by the public utility providers
for power, telephone, gas, cable TV, and the Atascadero Mutual Water Company. The Applicant shall
obtain a letter from each utility company stating that the easements and rights-of-way shown on the map for
public utility purposes are acceptable.
8. Documents that the City of Atascadero requires to be recorded concurrently with the Map (e.g.: off-site
rights-of-way dedications, easements not shown on the map, agreements, etc.) shall be listed on the
certificate sheet of the map.
9. The City of Atascadero may require an additional map sheet for information purposes in accordance with
the Subdivision Map Act.
EASEMENTS
1. A 6-feet wide Public Utility Easement (PUE) shall be dedicated contiguous to all road rights-of-way within
or contiguous to the subject property.
2. Road slope easements may be required where the road prism (including cut-fill slopes) extends beyond the
rights-of-way. The easements shall extend not less than five feet (horizontally) beyond any daylight or
catch line of the graded slope or other required road facility (such as a brow ditch, retaining wall, drainage
swale, etc.), to the satisfaction of the City Engineer.
3. The Subdivider shall dedicate an easement for the following over the on-site private roadways and, as
necessary, the common areas :
a. A private wastewater collection system
b. Atascadero Mutual Water System (AMWC)
c. Public and private utilities
d. Stormwater
e. Ingress and egress of pedestrians and vehicles
4. Driveways serving more than one lot may require an easement for ingress/egress, public & private utilities,
and drainage, to the satisfaction of the City Engineer.
5. Drainage easements:
a. Easements shall be dedicated over areas containing drainage improvements that benefit or serve
more than one property. The determination as to whether the easement is private or offered to the
public will be determined by the City Engineer prior to approval of the subdivision improvement
plan and Final Map.
b. All lots shall be graded to preclude cross-lot drainage where possible; when required, concentrated
drainage shall be conveyed via drainage improvements within appropriate easements, to the
satisfaction of the City Engineer.
c. Easements shall be dedicated over areas containing drainage improvements that benefit or serve
more than one property. The determination as to whether the easement is private or offered to the
public will be determined by the City Engineer prior to approval of the subdivision improvement
plan and Final Map.
d. Development on any lot that blocks or changes a natural drainage course may be required to provide
an easement for the benefit of upstream tributary properties to an adequate point of discharge, to the
satisfaction of the City Engineer.
6. Wherever an easement is created for commonly owned or operated improvements for the benefit of more
than one lot, there shall also be created a maintenance and operations agreement, to the satisfaction of the
Community Development Director, City Engineer and City Attorney.
7. Easements that are not intended to continue in perpetuity shall not be shown on the Final Map and shall be
recorded by separate instrument.
OFF-SITE ROAD IMPROVEMENTS
1. The Subdivider shall construct new street frontage improvements and street pavement on Principal Ave
along the project frontage, to the satisfaction of the City Engineer. Frontage improvements shall be in
accordance with City Standards Specifications and Drawings. Principal Ave (on the project side) shall be
removed and replaced so as to complete a City standard street cross-section in accordance with City
Standard No. 406, to the satisfaction of the City Engineer. Pavement removal shall be at least to the
centerline of the roadway pavement (crown). The pavement section shall be designed based on a Traffic
Index (TI) = 7.0 and a 50-yr design life. That portion of Principal Ave between El Camino Real and the first
street entrance into the subject property shall be widened to accommodate one left-turn lane and one right-
turn lane and the new frontage improvements shall align with the existing El Camino Real curb return.
Overlay or reconstruction of additional portions of the Principal Ave may be required to conform the full
roadway width to City Standard Specifications and Drawings, or, as a result of damage caused in-part or in-
full by development activities of this subdivision. Existing overhead utilities shall be placed underground in
conformance with plans and specifications to be prepared by the public utility companies having aerial
facilities adjacent to or through the subject property, to satisfaction of the City Engineer
2. The Subdivider shall improve El Camino Real, to the satisfaction of the City Engineer. Improvements shall
include at a minimum:
a. Repair or replacement of the existing frontage improvements where said improvements are
damaged or not in compliance with City Standard Specifications and Drawings.
b. Street furniture as required by the City Engineer.
c. Existing overhead utilities shall be placed underground in conformance with plans and
specifications to be prepared by the public utility companies having aerial facilities adjacent to or
through the subject property, to the satisfaction of the City Engineer.
3. The Subdivider shall improve Pino Solo, to the satisfaction of the City Engineer. Improvements shall
include at a minimum:
a. Repair or replacement of the existing pavement and shoulder (project side) where said
improvements are damaged or not in compliance with City Standard Specifications and Drawings.
b. Existing overhead utilities shall be placed underground in conformance with plans and
specifications to be prepared by the public utility companies having aerial facilities adjacent to or
through the subject property, to satisfaction of the City Engineer.
4. The two (2) street intersections on Principal Ave, serving the subject property, shall be constructed in
accordance with City Standard Specifications and Drawings. Decorative pavements on-site shall not extend
into the public right-of-way except as approved by the City Engineer. In general, decorative pavements
extending off-site must be terminated prior to pedestrian walkways, cross-gutters, spandrels, etc., and will
only be considered if constructed of stamped or colored concrete, to the satisfaction of the City Engineer. If
decorative concrete pavement is permitted to extend into the public right-of-way, said pavement shall be
maintained by the HOA.
ON-SITE ROADWAYS
1. The horizontal and vertical design of roads shall be in compliance with the City of Atascadero Engineering
Standards and Standard Specifications, to the satisfaction of the City Engineer. The City Engineer reserves
the right to make modifications to all submitted road designs, when, in the opinion of the City Engineer, the
public’s health and safety is benefitted.
2. The structural pavement section for private roads shall be based on a Traffic Index (TI) = 6 and a 20-year
design life.
New roads with pavement placed prior to the construction of buildings will be subjected to additional
construction traffic and wear associated with the on-site construction not included in the design life of the
pavement section. Therefore to off-set this, the AC thickness shall be increased from that which is derived from
Caltrans method by either:
1” if the pavement is placed prior to building construction (pavement not phased).
1.5” if the pavement construction is phased (i.e. – a portion of the ultimate pavement thickness is
deferred and a final pavement cap placed prior to final inspection). Final pavement cap shall not be
less than 1.5”.
3. Street centerline monuments shall be provided at intersections and at the beginning and end of curves along
the street centerline.
4. Prior to recordation of the Final Map, the Applicant shall establish a Homeowners’ Association (HOA) to
provide sufficient funds on an annual basis to pay for the operation, maintenance and future replacement of
the internal road system, serving the subdivision, including but not limited to:
a. Pavement, pavement seals, aggregate base, road frontage improvements
b. Striping, signage, street furniture
c. Drainage facilities, detention basins, retention basins, bio-swales, & storm water treatment/control
measures
d. Maintenance of slopes containing the road prism
Prior to recordation of the Final Map, the Applicant’s engineer shall prepare and submit an estimated operating
budget and capital improvement replacement analysis for review and approval by the City Engineer.
5. Pavement and base sections shall be designed and constructed in accordance with the City of Atascadero
Engineering Standard Specifications. When said specifications are not clear, lack necessary details, or are
silent, the minimum standard shall be based upon the current edition of the San Luis Obispo County Public
Improvement Standards or Caltrans Standard Drawings and Standard Specifications, as determined by the
City Engineer.
GRADING, DRAINAGE, & STORMWATER
1. Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a
Geotechnical Engineer.
2. The City Engineer may require the Geotechnical Engineer to sign the improvement plans or provide a letter
stating that the recommendations in the soils report have been incorporated into the improvement plans.
3. A Storm Water Control Plan (SWCP) shall be prepared in accordance with City Standard Specifications and
the Regional Water Quality Control Board Res. No. R3-2013-0032. The SWCP shall include the City
SWCP form available from the City Engineer. A hydrology study shall be included in the SWCP and the
analysis shall include calculations supporting each Tier requirement identified in the SWCP.
The scope of the study shall include analysis of the existing drainage channel located along the westerly side
of the subject property. The study must identify on-site stormwater mitigation measures that result in a no-
impact or minimal-impact to the existing drainage channel and downstream properties. Storm water
detention and retention facilities will be required. All proposed detention or retention basins and associated
drainage improvements shall be privately owned and maintained by the HOA.
4. Bridging, culverting, and/or modifications to the existing drainage channel must be in compliance with City
standards and policies, the City's flood management regulations and be approved by the City Engineer,
Community Development Director, Army Corp of Engineers, and the CA Department of Fish & Wildlife.
5. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities.
The WDID number provided upon acceptance of the SWPPP into the State’s SMARTS System shall be
noted on the Title Sheet of the Public Improvement Plans.
6. Storm Sewer. Shall be of either cast-in-place or precast reinforced concrete pipe, polyvinyl chloride pipe,
high density polyethylene pipe or an approved equal.
a. Minimum pipe diameter allowable on any storm drain within a roadway or road right-of-way shall
be 18" diameter. A lesser size may be used for down drains on fill slopes if approved by the City
Engineer.
b. Minimum design velocity in closed conduits shall be 2 f.p.s. when conduit is flowing to the design
capacity and should not exceed 15 f.p.s.
c. Closed conduits shall be designed to convey the 10-year storm flow with gravity flow, the 25-year
storm flow with head, and provide a safe overland route for the conveyance of overflow from a 100-
year storm event.
d. Storm Sewer Manholes shall be located at junction points, changes in gradient, and changes in
conduit size to the satisfaction of the City Engineer. On curved pipes with radii of 200-ft to 400-ft,
manholes shall be placed at the BC or EC of the curve and on 300-ft maximum intervals along the
curve. On curves with radii exceeding 400-ft, manholes shall be placed at the BC or EC of the
curve and on 400-ft maximum intervals along the curve for pipes 24" and less in diameter and 500-
ft maximum intervals along the curve for pipes greater than 24" in diameter. Curves with a radius
less than 200-ft will be handled on an individual basis to be reviewed and approved by the City
Engineer.
e. Spacing of manholes or inlets, of such size as to be enterable for maintenance, shall not exceed 500-
ft for pipes 24" and smaller diameter and 600-ft for pipes greater than 24" in diameter, except under
special conditions as approved by the City Engineer. The spacing of manholes shall be nearly equal
wherever possible.
f. Manholes or junction boxes shall be located to avoid being located in the gutter. Where a manhole
or junction structure must fall in the gutter line, it shall be constructed as a grated inlet.
g. Storm Sewer Inlets shall be spaced so gutter flow does not exceed a depth of 6" at the face of the
curb for a 10-year storm and the 25-year storm flow will not damage private property and can be
contained within the right-of-way.
h. All on-site storm sewers shall be owned and operated by the HOA.
FLOOD CONTROL BASINS
1. Flood control basins are utilized in the City of Atascadero, as determined appropriate depending upon site
conditions: Retention basins, Detention basins, and Subsurface Infiltration Basins. In all cases, the Project
Engineer shall provide evidence that the basin will completely drain within five (5) days to the satisfaction
of the City Engineer.
Retention Basin. Any drainage basin which is used as a terminal disposal facility shall be classified as a
retention basin.
a. Basin Capacity. The basin capacity is to be based on the theoretical runoff from a 50-year storm, 10-
hour intensity for 10-hour duration. No reduction in required capacity shall be given for soil percolation
rates.
b. Percolation Test Required. A minimum of 3 percolation tests per basin shall be submitted to the City
Engineer for review and approval prior to approval of the plans. The project engineer shall submit
calculations and a report demonstrating the basin will drain within five-days of a single storm event as
noted above. Deep soil borings may be required in areas where there is concern of shallow depth to
groundwater or bedrock. Percolation tests shall be performed at depths beginning from the basin
bottom.
Detention Basin. Any drainage basin which has a downstream outlet designed to meter the outflow shall be
classified as a detention basin. Basin capacity shall be based on receiving the runoff from a 50-year storm with
the watershed in its fully-developed condition, and releasing the flow equivalent to the runoff from a 2-year
storm with the project site in its pre-development condition. The outlet shall release water in a non-erosive
manner.
Subsurface Infiltration Basins. Subsurface basins may be used for either retention or detention of site runoff,
where their application is suitable for project conditions. Subsurface basins shall be limited to locations where
the depth to seasonally high groundwater is greater than 10-feet below the deepest portion of the basin.
Drain Rock. Drain rock shall be clean, crushed granite (or clean, angular rock of similar approved
hardness) with rock size ranging from 1-1/2-inch to 3/4-inch. Rock gradation shall conform to the
Specification of ASTM C-33 #4.
Operational Requirements.
i. Water quality of inflow (both sediment and chemical loading) may require pretreatment or
separation.
ii. Maintenance plan, including provisions for vehicular access and confined-space entry safety
requirements, where applicable.
iii. A safe overflow path shall be identified on the plan and may require easements.
Easement Requirements. All drainage basins accepting runoff from roads, streets or other common ownership
areas shall be located in an easement offered for dedication to the public. Reversionary clauses shall not be
permitted. If a fence is required it shall be located not more than 4-inches inside the drainage easement line,
except where setbacks are required as part of the land use permit or by the Land Use Ordinance.
Overflow Path Required. The design of all drainage basins shall identify the designated route for overflow. The
Project Engineer shall design the overflow path, so that a 100- year storm flow is non-erosive and will not
damage downstream improvements, including other basins. Easements may be required for concentrated flows
across multiple properties.
WATER DISTRIBUTION SYSTEM
1. The Subdivider shall extend the Atascadero Mutual Water Company (AMWC) water distribution system to
the satisfaction of the AMWC, Fire Marshal, and City Engineer.
2. The water system shall include easements outside of the road rights-of-way for water system facilities as
required by the AMWC and to the satisfaction of the City Engineer.
3. Each lot shall be served with a separate water lateral and meter in accordance with the AMWC
requirements.
4. Where the water distribution system requires an above ground reduced pressure unit, pressure booster
station or other above ground facility, said facility shall be located in an easement contiguous to the road
right-of-way and shall include visual screening, to the satisfaction of the AMWC, Community Development
Director, and City Engineer.
5. Fire hydrant locations shall be to the satisfaction of the City Fire Marshal and City Engineer.
6. Properties and/or areas that are managed or owned by the HOA shall be metered separately to the
satisfaction of the AMWC.
WASTEWATER COLLECTION SYSTEM
1. The Subdivider shall construct a private wastewater collection system serving the subject property. The
wastewater collection system shall be designed and constructed in accordance with City Standard
Specifications and Drawings, to the satisfaction of the City Engineer. Said system shall extend off-site to a
point of connection into the public wastewater collection system approved by the City Engineer. The
private wastewater collection system shall be owned and operated by the HOA.
2. If any portion of the system must be pumped or pressurized, the system shall be converted to gravity flow
before discharging from the last private manhole or similar structure, to the satisfaction of the City
Engineer.
3. The Engineer of Record shall prepare and submit an estimated operating budget and capitol replacement
analysis for review and approval by the City Engineer, prior to recordation of the Final Map.
4. Gravity sanitary sewer (SS) mains shall terminate in manholes.
5. Gravity SS mains shall be a minimum of eight (8) inches in diameter.
6. Each lot served by the wastewater collection system shall pay all sewer fees prior to issuance of a building
permit for the structure.
UTILITIES – Gas, Power, Telephone, Cable TV
1. Utility distribution systems and services serving the subject property shall be constructed underground, to
the satisfaction of the City Engineer.
2. Each lot shall be served with separate services for water, sewer, gas, power, telephone and cable TV. Utility
laterals shall be located and constructed to each lot in accordance with City Standard Specifications and
Drawings.
3. The Subdivider shall underground the existing overhead utility system within the project boundaries and
along the public street frontages, to the satisfaction of the City Engineer. When undergrounding of
overhead utilities requires modifications to existing overhead utilities within the adjacent block or
neighborhood, the City Engineer shall determine a reasonable limit of the undergrounding efforts in
coordination with the affected utility purveyors.
4. The Subdivider shall contract with each public utility purveyor for an underground system design. Each
design shall be submitted to the City Engineer for review and approval, prior to approval of the public
improvement plans.
MITIGATION MEASURES – MITIGATED NEGATIVE DECLARATION 2015-0001
Mitigation Measure 1.c.1: A landscaping plan shall be submitted for all lots adjacent to existing residential
development and must identify locations of proposed evergreen trees or similar screening trees with a minimum
box size of 24-inches. These trees shall be spaced throughout an individual lot to ensure screening of existing
residences and proposed new development.
Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site glare. All exterior site light s
shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole
height shall not exceed 20-feet in height, limit intensity to 2.0 foot candles at ingress /egress, and otherwise 0.6
foot candle minimum to 1.0 maximum in parking areas. No light shall be permitted to spill off-site. Fixtures shall
be shield cut-off type so that no light sources are visible from offsite.
Mitigation Measure 1.d.2: Applicant must submit a landscaping plan, concurrent with building permit submittal,
for the proposed carwash use. Landscaping plan shall include tree plantings 30-feet on center along El Camino
Real and additional plantings along property boundary perimeter in designated landscaping planters.
Mitigation Measure 1.d.3: At the time of building permit submittal for car-wash portion of the proposed project,
building plans shall indicate the use of a non-reflective coating, or other glare reducing applications on all
galvanized or corrugated metal surfaces utilized as a pa rt of the proposed car-wash structure. Materials must be
noted on construction detail sheets and lead project designer of record must submit a letter certifying application
of materials prior to building permit final.
Mitigation Measure 1.d.4: At the time of building permit submittal for car wash portion of the proposed project,
applicant must submit a photometric plan showing locations of proposed on-site lighting. All exterior site lights
shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Fixtures shall be
shield cut-off type. Prior to final occupancy, City Staff and the applicant shall meet on -site and review lights at
nighttime condition to ensure that there is no off-site light spillage or glare.
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations
pertaining to the control of fugitive dust (PM-10) as contained in Section 2 of the CEQA Air Quality Handbook
“Assessing and Mitigating Construction Impacts.” The applicant and contractors shall manage fugitive dust
emissions such that they do not exceed the APCD's 20% opacity limit (APCD Rule 401) or prompt nuisance
violations (APCD Rule 402).
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 and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60 minute
period. Increased watering frequency would be required whenever wind speeds exceed 15 mph.
Reclaimed (non-potable) water should be used whenever possible; Please note that since water use is a
concern due to drought conditions, the contractor or builder shall consider the use of an APCD-approved
dust suppressant where feasible to reduce the amount of water used for dust control. For a list of
suppressants, see Section 4.3 of the CEQA Air Quality Handbook;
c. All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed;
d. Permanent dust control measures identified in the approved project revegetation 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, non-invasive, grass seed and watered until vegetation is
established;
f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil
binders, jute netting, or other methods approved in advance by the APCD;
g. All roadways, driveways, sidewalks, etc. to be paved should be completed 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 mai ntain 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 wash 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 shall be used with reclaimed water should be used where feasible. Roads shall be pre-wetted
prior to sweeping when feasible;
l. All PM10 mitigation measures required should be shown on grading and building plans; and,
m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and
enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible
emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60 minute period.
Their duties shall include holidays and weekend periods when work may not be in progress. The name
and telephone number of such persons shall be provided to the APCD Compliance Division prior to the
start of any grading, earthwork or demolition.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable APCD regulations
pertaining to Naturally Occurring Asbestos (NOA). Prior to any grading activities a geologic evaluation sh ould
be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, and
exemptions 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. Technical Appendix 4.4 of the SLO
County APCD CEQA Air Quality Handbook includes a map of zones throughout San Luis Obispo County where
NOA has been found and geological evaluation is required prior to any grading.
Mitigation Measure 3.b.3: Demolition activities can have potential negative air quality impacts, including issues
surrounding proper handling, demolition, and disposal of asbestos containing material (ACM). Asbestos
containing materials could be encountered during the demolition or remodeling of existing buildings or the
disturbance, demolition, or relocation of above or below ground utility pipe s/pipelines (e.g., transite pipes or
insulation on pipes). This project includes these activities and therefore it may be subject to various regulatory
jurisdictions, including the requirements stipulated in the National Emission Standard for Hazardous Ai r
Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include, but are not limited to: 1)
written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey
conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified
ACM. Applicant shall contact the APCD Enforcement Division at (805) 781-5912 for further information prior
to any demolition onsite or relocation of above or below ground utility pipes/pipelines.
Mitigation Measure 3.b.4: Effective February 25, 2000, the APCD prohibited developmental burning of vegetative
material within San Luis Obispo County. There shall be no developmental burning of vegetative material as part
of the proposed project.
Mitigation Measure 3.b.5: Portable equipment, 50 horsepower (hp) or greater, used during construction activities
may require California statewide portable equipment registration (issued by the California Air Resources Board)
or an APCD permit.
The following list is provided as a guide to equipment and operations that may have permitting requirements, but
should not be viewed as exclusive. For a more detailed listing, refer to the Technical Appendices, page 4 -4, in
the APCD's 2012 CEQA Handbook.
Power screens, conveyors, diesel engines, and/or crushers;
Portable generators and equipment with engines that are 50 hp or greater;
Electrical generation plants or the use of standby generator;
Internal combustion engines;
Rock and pavement crushing; and
Tub grinders.
Prior to the start of the project, the applicant shall contact the APCD Engineering Division at (805) 781-5912 for
specific information regarding permitting requirements.
Mitigation Measure 3.b.6: Under APCD Rule 504, only APCD approved wood burning devices can be installed
in new dwelling units. These devices include:
All EPA-Certified Phase II wood burning devices;
Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate
matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;
Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate
matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;
Pellet-fueled woodheaters; and
Dedicated gas-fired fireplaces.
The applicant shall contact the APCD Enforcement Division at 781-5912 with any questions regarding wood
burning devices.
Mitigation Measure 4.a.1: A qualified biologist shall conduct a pre-construction survey within 30 days of initial
site disturbance to identify whether silvery legless lizards are present. If silvery legless lizards are detected, a
biological monitor shall be present during initial ground disturbing and vegetation removal activities to allow for
a salvage and relocation effort for the lizard and other ground dwelling common wildlife that may be present.
Mitigation Measure 4.a.2: Conduct a springtime rare plant survey to determine the presence/absence of any
special-status plants. Should any be discovered, implement a seed and/or plant salvage program and incorporate
the salvaged material into the drainage setback and detention basin landscaped areas.
Mitigation Measure 4.b.c.1: The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form
of a permit from the Corps or written documentation from the Corps that no permit would be required for work in
the ephemeral drainage. Should a permit be required, the applicant shall implement all the terms and conditions
of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate
that the proposed project has been designed and will be implemented in a manner that avoids and minimizes
impacts on aquatic resources. Compliance with Corps permitting would also include obtaining and CWA 401
Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps
and RWQCB may require compensatory mitigation for unavoidable permanent impacts on riparian/wetland
habitat to achieve the goal of a no net loss of wetland values and functions. As such, regulatory compliance would
reduce potential impacts on waters of the U.S. to a less than- significant level.
Mitigation Measure 4.b.c.2: The applicant shall obtain compliance with Section 1600 et.seq. of the California Fish
and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement
or written documentation from the CDFW that no agreement would be required for work within the ephemeral
drainage and riparian habitat (stream zone). Should an agreement be required, the applicant shall implement all
the terms and conditions of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration
Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be
implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFW may require
compensatory mitigation for unavoidable impacts on riparian habitat in the form of onsite riparian habitat
restoration to the extent feasible. As such, regulatory compliance would reduce potential impacts on waters of the
state to a less-than-significant level.
Mitigation Measure 4.d.1: Vegetation removal and initial site disturbance shall be conducted between September
1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird
nesting season (February 1 to August 31), then preconstruction nesting bird surveys shall be required to determine
if any active nests would be impacted by project construction. If no active nests are found, then no further
mitigation shall be required.
Mitigation Measure 4.d.2: If any active nests are found that would be impacted by construction, then the nest sites
shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a
qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults
and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As
such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-
significant level.
Mitigation Measure 4.e.1: Grading and excavation work shall be consistent with the City of Atascadero Tree
Ordinance. Special precautions when working around native trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment
work being done.
4. Vehicles and stockpiled material shall be stored outside the drip line of all trees.
5. All trees within twenty feet of construction work shall be fenced for protection with 4-foot chain
link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing
shall be in place prior to any site excavation or grading. Fencing shall remain in place until
completion of all construction activities.
6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an
approved tree seal.
7. Utilities such as water, gas, power, cable, storm drainage, and sewer should be redirected from
under the canopy of any trees that are to remain.
8. Where a building is placed within the canopy of a tree the foundation should be redesigned so
that it bridges across any root systems.
9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall
be dug by hand.
10. At no time shall tree roots be ripped with construction equipment.
Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations called out by the project
arborist in a Tree Protection Plan, which shall be submitted with building permits. An inspection of the tree
fencing shall be done by City staff prior to issuance of building permits.
Mitigation Measure 4.e.3: The following measure shall be incorporated on-site during the construction process
of the proposed project:
1. A minimum height construction protective barrier shall be erected around the drip line of the tree
plus 4’. The fence shall be supported with “T” posts at no more than 6’ o.c. and tied at least 3
places per post. This fence shall be installed by the General Contractor before any rough grading
is allowed on the site. Approval for this stage must be obtained in writing from either the Arborist
or the Counties/Cities representative.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn during construction process shall be pruned prior to any
heavy equipment work being undertaken.
4. Once the rough grading is accomplished the fence may be moved closer to the trunk of the tree
for finish grading. At no time shall the fence be placed within the Critical Root Zone (CRZ). This
location is determined by the diameter of the trunk at Diameter Breast Height (DBH). (4.5’ above
grade) and is 1’ per 1” diameter in the direction of the drip line. At no time shall the fence be
moved closer to the trunk than the drip line.
5. Any roots that are encountered over 2” diameter, during the excavation process shall be clean cut
perpendicular to the direction of root growth with a handsaw. At no time shall tree seal be applied
to any cut. Any roots over 2” diameter the county/city representative shall be notified to determine
the preferred course of action.
6. All trenching with CRZ area shall require hand trenching to preserve and protect roots over 2” in
diameter.
7. No grading of trenching is allowed within the CRZ fenced area without written permission from
the County/City representative or a certified arborist.
8. Any roots over 4” in diameter are not to be cut or ripped until inspected and approved in writing
by the arborist.
9. If, for whatever reason, work must be accomplished inside the drip line 4”-6” of mulch must be
applied first to decrease the possibilities of compaction upon written approval from the arborist.
10. There shall be a pre-construction meeting between the Engineering/Planning staff of the
County/City, Grading equipment operators, Project Superintendent and the Arborist to review the
project conditions and requirements prior to any grubbing or earth work for any portions of the
project site. All tree protection fencing shall be installed for inspection prior to this meeting.
11. All trees shall be pruned before any construction takes place that are in the development areas to
be saved if they might be damaged by the construction equipment. This must be accomplished by
a bonded, licensed, and certified Tree Service Contractor.
12. All debris shall be cleared from the area or chipped and spread on the site or stacked in orderly
piles for future use by the Owner, at the Owners request.
13. In locations where paving is to occur within the drip line grub only and do not compact unless
authorized in writing. Permeable pavers or other preamble surface must be approved by the
Arborist.
Mitigation Measure 4.e.4: 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 4.e.5: All utilities shall remain outside the driplines of native trees to the extent feasible. Any
utilities that encroach on the critical root zone of protected trees shall be monitored during excavation by an
arborist to ensure damage to native tree roots is minimized.
Mitigation 5.d.1: In the event that human remains are discovered on the property, all work on the project shall
stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero
Community Development Department shall be notified. If the human remains are identified as being Native
American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653-4082
within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present
during the excavation of any remains.
Mitigation Measure 6.c.1: The on-site subdivision / grading permit plans shall include erosion control measures
to prevent soil, dirt, and debris from entering the storm drain system during and after construction, consistent with
mitigation or construction methods outlined in the geotechnical report. Plans shall be approved by the City
Engineer prior to issuance.
Mitigation Measure 6.c.2: All cut and fill slopes mitigated with an appropriate erosion control method (erosion
control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork,
as approved by the City Engineer. All disturbed slopes shall have appropriate erosion control methods in place.
Mitigation Measure 6.c.3: The contractor will be responsible for the clean-up of any mud or debris that is tracked
onto public streets by construction vehicles. An approved device must be in place prior to commencement of
grading activities. This device shall be approved by the City Engineer.
Mitigation Measure 6.c.4: A re-vegetation plan shall be submitted with building permits. All disturbed cut and
fill slopes shall be vegetated as specified in a landscaping plan. The landscaping plan must be approved by both
the Community Development Department and the Public Works Department.
Mitigation Measure 8.h.1: Construction will comply with section the California Building and Fire Codes. New
residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non-
combustible exterior construction and roofs and fire-resistant building materials.
Mitigation Measure 9.d.e.f.1: The project shall be designed to comply with the Regional Water Quality Control
Board’s Post Construction Stormwater Management requirements for development projects in the Central Coast
region. This shall be done through a combination of pervious pavement, landscaped areas, and shallow, unfenced
retention ponds and detention basins, or other methods consistent with the Post Construction Stormwater
Management requirements.
Mitigation Measure 9.d.e.f.2: The developer is responsible for ensuring that 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 12.a.1: In order to reduce the impact of the air blower noise associated with the carwash,
blowers shall be placed deeper in the carwash tunnel, as recommended in the August 2014 Acoustic Study.
Mitigation Measure 12.a.2: Acoustical protection shall be added to the facades of the residences within the
project that face the car wash site, as recommended in the August 2014 Acoustic Study.
Mitigation Measure 12.a.3: Following completion of the car wash phase of construction, noise levels shall be
reassessed to determine the need for a noise barrier wall. If determined to be necessary to comply with City
noise ordinance standards, the wall shall be constructed at the side of the exit drive, and shall be designed to be
several feet higher than the height of the blower closest to the exit. A wall extending eight feet from the end of
the tunnel would reduce sideline noise levels by six decibels.
Mitigation Measure 12.a.4: The Acoustic Study recommends the following design and structural specifications
for achieving a 25 decibel noise reduction.
Installation of an air conditioning or a mechanical ventilation system so that windows in rooms and
office spaces facing east can remain closed.
Exterior doors facing east should be solid core with sweeps and seals that make a positive closure.
Exterior walls should be constructed of stucco 7/8” three coats over plywood 5/8” on exterior.
Interior surfacing should be 5/8” for drywall interior. Additional acoustic insulation could be achieved
by two layers of drywall or application over resilient furring channels.
Glass in both windows and doors should not exceed twenty percent (20%) of the floor area in a room.
This is for conventional windows. It is reasonable to permit an increased opening size if the window
assembly conforms to the specifications providing a greater than 25 decibel NLR. The greatest
improvement in the sound insulation of windows can be achieved by using thicker glass and a larger air
space between panes in dual glazed windows. STC values may be used in estimating a window’s sound
blocking qualities by the newer, Outdoor-Indoor Transmission Class or OITC (ASTM E1332) value is
preferred and more appropriate for units exposed to transportation noise.
Voids around windows should be filled with insulation and wood blocking, and the perimeter of
windows thoroughly caulked.
Vents and openings should be minimized on the sides of the buildings exposed to the road and if vents
are required, they should be designed with acoustical baffles.
Mitigation Measure 15.a.1: The applicant, prior to final map recordation, shall annex into the City’s Community
Facilities District (CFD) that will be levied to residents on an annual basis within the proposed project boundary
to off-set additional maintenance costs by new residents on existing recreation facilities maintained by the City.
Mitigation Measure 16.a.b.1: Principal Avenue shall be improved by the project applicant to include striping of a
designated left and right turn lane on westbound Principal Avenue between El Camino Real and the westerly
project driveway to reduce queuing times and traffic impacts.
Mitigation Measure 16.a.b.2: On-street parking on Principal Avenue shall be restricted to improve sight lines for
vehicles exiting the commercial driveway on the south side of Principal Ave. The area of designated no parking
shall be approved by the Public Works department. Restricted parking areas may include red curb striping /
signage or any other additional devices required to enforce no parking along this segment, and shall be installed
by the project applicant.
Mitigation Measure 16.a.b.3: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of
building permits for all residential and non-residential uses within the project. Fees shall be based on the
Development Impact Fee schedule adopted by City Council.
Mitigation Measure 16.a.b.4: The project is located within the Santa Rosa interchange reimbursement boundary
which was adopted by the Atascadero City Council on February 9, 2016. Both the residential and commercial
portions of the project shall be required to pay the Santa Rosa / Highway 101 traffic signal reimbursement
mitigation fee in accordance with City Council resolution 2016-005.
Mitigation Measure 17.a: Prior to the removal of native trees on the subject site, the developer shall contract with
a cultural resource specialist from a local tribe to be onsite during all native oak tree removals. If any tribal cultural
resources are discovered on-site, the City and the developer shall work with the tribe’s cultural resource specialist
to protect the resources.
EXHIBIT C: 2019 Housing Product Type
EXHIBIT D: Site / Landscape Plan (2019)
EXHIBIT E: Architectural Elevation Key (2019)
EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019)
EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019)
EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019)
EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019)
EXHIBIT G: Car-Wash Elevations / Floor Plan (2015)
EXHIBIT G: Car-Wash Elevations / Floor Plan (2015)
EXHIBIT G: Car-Wash Elevations / Floor Plan (2015)
EXHIBIT G: Car-Wash Elevations / Floor Plan (2015)
EXHIBIT G: Car-Wash Elevations / Floor Plan (2015)
EXHIBIT H: Detached SFR Elevations and Floor Plans (2019)
EXHIBIT H: Detached SFR Elevations and Floor Plans (2019)
EXHIBIT H: Detached SFR Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT I: Attached Units Elevations and Floor Plans (2019)
EXHIBIT J: Stacked Flat 4 Plex Elevations and Floor Plans (2019)
EXHIBIT J: Stacked Flat 4 Plex Elevations and Floor Plans (2019)
EXHIBIT K: Fencing Plan (2019)
See conditions of
approval which
require modifications
to fencing locations
(increased setback)
on Lot 3
EXHIBIT L: Landscape Screening Plan (2019)
EXHIBIT L: Landscape Screening Plan (2019)
EXHIBIT L: Landscape Screening Plan (2019)
EXHIBIT M: Sound wall between carwash and residential
Masonry wall shall be required to be
stucco finish, with decorative trim cap,
or similar decorative treatment (not
CMU block.) Colors and materials shall
be consistent with surrounding
development, subject to staff approval
EXHIBIT N: Car-Wash Signage (2015)
EXHIBIT O: Affordable Housing Locations
EXHIBIT P: Renderings
EXHIBIT P: Renderings