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HomeMy WebLinkAboutPC Resolution 2003-0028ORIGINAL FINAL RESOLUTION NO. PC 2003-0028 r MAR - 4 2003 CITY OF ATASSGF PLANNING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING CONDITIONAL USE PERMIT 2002-0084 TO CONSTRUCT TWO 5,000 +/- SQUARE -FOOT MEMBERSHIP ASSEMBLY BUILDINGS AT 2605 TRAFFIC WAY, APN 049-063-002, 049-071-025. (Kelly Gearhart) WHEREAS, an application has been received Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 (Property Owner and Applicant), to consider Conditional Use Permit 2002-0084, allowing the construction of two 5,000 square -foot membership assembly buildings at 2605 Traffic Way, Atascadero, 93422, APN 049-063- 002, and 049-071-025 ; and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing following the close of the review period for the Initial Study and Draft Mitigated Negative Declaration to consider its adequacy; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project is consistent with the General Plan; and, 2. The proposed project satisfies all applicable provisions of the Zoning Ordinance; and, The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in this particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and, The proposed project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from the full development in accordance with the Land Use Element. SECTION 3. Findin-as To Remove Native Trees -The Planning Commission finds as follows: The 36 -inch, 36 -inch, 27 -inch, and 4.5 -inch live oaks shown to be removed are dead, diseased or dying as certified by a tree condition report from an Arborist, or the trees are obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the site planner and determined by the Community Development Department based on the following factors: a. Early consultation with the City, b. Consideration of practical design alternatives, c. Provision of cost comparisons (from applicant) for practical design alternatives, d. If saving tree eliminates all reasonable use of the property, or e. If saving the tree requires the removal of more desirable trees. BE IT FURTHER RESOLVED, that the Planning Commission does hereby approve Conditional Use Permit 2002-0084 consistent with the following Exhibits: EXHIBIT A: Site Plan EXHIBIT B: Elevations EXHIBIT C: Floor Plan EXHIBIT D: Landscape Plan EXHIBIT E: Tree Reports: Tree Hazard Report, Tree Protection Plan, Removal Application EXHIBIT F: Conditions of Approval On motion by Commissioner Jones, and seconded by Commissioner Porter the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Chairperson Fonzi, Commissioner's Beraud, Jones, Kelly, O'Keefe, O'Malley, and Porter (7) NOES: None (0) ABSENT: None (0) ABSTAIN: None (0) ADOPTED: March 4, 2003 OF ATASCAD .', CA Roberta Fonzi, Planning o ission Chairperson Attest• rren Frace Planning Commission Secretary EXHIBIT A: Site Plan Draft Resolution PC 2003-0028 Membership Assembly Use Only Membership Assembly Use Only WHIBIT B: Elevations -Membership Assembly Buildings Draft Resolution PC 2003-00 CUP 2002-0084 .... . .............. ...... .... ............. . . . . . .... ... ........ . I ....... S A-r^qr_AcMRO f-�1ROREAT FI ,c L.Oc'oa 11 EUR . .. ....... . ........ .. --------------- ------ Ik V t M M .\L7rn Cll J I S A-r^qr_AcMRO f-�1ROREAT FI ,c L.Oc'oa 11 EUR EXHIBIT C: Floor Plan -Membership Assembly Buildings Draft Resolution PC 2003-00 CUP 2002-0084 � FL.COR PL9d ATADGDaRD MA901WC L.ODBC µOB�ERT F19�HER G � I �€ RI'r r ann+wwnc w,.`�rcfrc.cN+. "aeEm � EXHIBIT D: Landscape Plan -Membership Assembly Parcels r� n i o ♦ � o ° � FL.COR PL9d ATADGDaRD MA901WC L.ODBC µOB�ERT F19�HER G � I �€ RI'r r ann+wwnc w,.`�rcfrc.cN+. "aeEm � EXHIBIT D: Landscape Plan -Membership Assembly Parcels Draft Resolution PC 2003-00 CUP 2002-0084 TREE LEGEND 24" NATIVE BOX TREE — NATIVE SHADE TREE NATIVE 15 GALLON TREE x STATISTICAL SUN -M -AM PARCEL AREA (sf) 0 -DG (af) % COVER L/S AREA X L/S 1 48434 10 21124 44 2 48403 5000 10 14281 30 NOM SEE ARBORIST PLAN FOR T.ZEE REMOVALS EXHIBIT E: Tree Reports Draft Resolution PC 2003-0028 CUP 2002-0084 u u 802 PASO ROBLES STREET PASO ROBLES, CALIFORNIA 93446 805/239-1239 FAX 805/239-3742 ARBOR TM SURaaRY Date: 2/12/03 To: Kelly Gearhart From: Chip Tamagni, Steven Alvarez, Arbor Tree Surgery Re: Masonic Lodge Arborist Report This report is in regards to the proposed construction of the Masonic Lodge located North on Traffic Way between Portrero and San Benito Roads in Atascadero, California. This lot, is situated on a flat alluvial flood plain with very well drained soils. There are 16 oak trees currently on the property ranging in size from a young 4.5" dbh coast live oak, (Quercus agrifolia), to a mature 55" dbh white oak, (Quercus lobata). Construction will consist of two buildings, four parking lots and .a bike/pedestrian trail meandering from the Southeast corner towards the Northwest. Several Trees need to be removed for this project and are flagged with red tape. First, a 4..5" dbh live oak (tree #6) is located in one of the proposed parking lots. Second, two live oaks, 2x stem 18" and 2T' (trees #8 and 99 respectively) are located near the comer of proposed building 2. They propose a hazard to the high pedestrian traffic anticipated at the building entrance. Third, a 36" live oak located adjacent to one .of the parking lots is weak and diseased and presents a hazard (tree hazard assessment included). Total removal inches equals 85.5. All the remaining oak trees are flagged with yellow tape. Some of following mitigation measures described below are reflected in the accompanying spreadsheet while others apply to the project as a whole. Fencing -Construction fencing should be erected according to the outlines on the Master Site Plan. A certified arborist should inspect the fence placement prior to the start of any construction. The fencing must be a minimum of 4' high and chain link, snow or safety fence and staked at the drip -line or line of encroachment for each tree or group of trees. No Fill -No excess fill should be placed within the drip -line of any oak tree. Any topsoil removed for the parking lots, building foundations or bike trail should be deposited outside of the drip -lines. This also includes a liquid and solid construction wastes. Root Pruning -The well -drained soil at this site has likely resulted in deep root structures for the trees. However, some root interaction may occur. The highest probability will be with the building construction near trees 47, 14, and 15. There is also potential during the parking lottionstruction near trees 2, 3, 4, 5, 7, 10, 11, 12, and 16. A certified arborist shall be on site to inspect initial grading for the parking areas to assure no damage is being done to the roots. Any root encountered larger than one inch in diameter should be should be clean cut with sharp hand tools. EXHIBIT E: Tree Reports Draft Resolution PC 2003-0028 CUP 2002-0084 Exposed Roots- Any exposed roots shall be recovered the same day they were exposed Pruning -Several trees will require pruning and this should be performed by a trained arborist familiar with weight reduction and weak branch attachments. Trees #3, 4, 14, and 15 will require hazard pruning to address safety concerns for activities below the trees. None of these trees will require more than a 25% reduction in canopy. Trees #5, 7, 10, 16 may require driveway and/or parking lot clearance. Chip Mulch -All areas within the drip -lines of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of compaction. Compaction -Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. Pre -Construction Meeting: An on-site pre -construction meeting with the Arbors, Owner, Planning Staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the Arborist shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist was on-site for all grading activities that encroached into the dripline of the native trees, and that all work in these areas was done to standards and methods set by the arborist. Please let us know if we may be of any future assistance to you for this project Sincerely, Chip Tamagni, Certified Arborist #6436-A Steven G. Alvarez, Certified Arborist #0511 EXHIBIT E: Tree Reports Draft Resolution PC 2003-0028 CUP 2002-0084 z m w K O m w a 1 o m2.m$35E0o"O 06 3n °i z < N m N O -4 m m $ M�- a a m m c = c. CD c � m = 3 m Co asm N C m N a rZ% fO Z OID 3 7C _a RL s Alo 2 r o m c �a EXHIBIT E: Tree Reports Draft Resolution PC 2003-0028 �.+�� 0S in A w ni� m �y�0ao�mcnawn�-� f m u r r r r r r r r r r r U! 0000000000- s� 00 m m m m m m m� m • 000 -• -• m m 0m moo a, m 0 9) 2) 0) F' �. � ° to gYa'�+'Pi�ia2a4�y aZi�N�rwi�cn�u_'m .0T'71�� ) TTT T'tl �t �tTZ omm•a�Q mm 0) mmmwd: z 1 m� CA N N N g�p N N N N N N N N O L 4 p G -i w vvv ca w v ca �vrtywD0. �mW r r 11 'i1TT zz 11T nTT T n -nT :n :n _T. TZZ x v i M M V T T x -010 x D Ir O Z ZZZz�ZZZZ73�ZOm 0'0' 0 0 0 0 0 0 2 0 G 0$ D ( C << _Z x � m _ 3 2 N m mo= Ngg o y� M m ��n�, 3 ti,m a a = ago ma FL „28 4i 7. •-1 (� T m = gyp ni pT 7 CA ZR A A -0O Zm N N .9 N m @ m _ f�Q. O fD 0 CUP 2002-0084 ✓ 40 EVALUATION OF H_.,ARD.TREES U (9A Photographic Guide to the Evaluation of Hazard Trees in Urban Areas , TREE HAZARD EVALUATION FORM21d Editlon Site/Address: /M2& -*a- AVQ!!e, 72"V?q ' L'� HAZARD RATING: y! Map/Locatiow Fai�' ' T _ + Sae + Target - Hazard Dwner. public private _ unknown � other Potential of part Rating Rating Date: 2� Inspector: rtt✓� G - �-A6ditaei , — Immediate action needed Date of last inspection: 1"-4✓oNW Needs further inspection Dead tree TREE CHARACTERISTICS Tree a: _/_ Species: 4— r ! DBH: 3 C4 a al trunks: _� Height: Spraad: ��! Form: IN generally symmetric ❑minor asymmetry Omajorasymnletry Ostumpsprput Ostag-headed Crown class: ❑dominant Wco-dominant ❑intermediate Ustppressed Live crown ratio: �5--�% Agecloss: -Cycling ❑semi -mature Jomature Cl over-maturelseneseent Pruning history: ❑crown cleaned $Jexcassively thinned ❑topped Lh crown raised ❑pollarded C3 crown reduced ❑Rush cuts Ocabled/braced ❑none Omulhple pruning events Approx.dates: Special Value: ❑specimen O heritagalhistoric ❑wildlife ❑unusual [I street tree 0screen O shade d indigenous O protected by gov. agency TREE HEALTH " — Follette .1. ir3mtal FFahlorotic iLAeuotk Eplcormcs7©N Growth obstructlomr ea-` Foliage densitg Xnormal ❑sparse Leafflze: ❑normal small Ostakes Ovdretlies ❑signs. ❑cables Annual shoot grovdh: O excellent ❑average f$ poor Twig Oieback? Q N Ocurb/pavemerd.. O guards Woundwood development C3 excellent ❑average Apoor Crone ❑other Vigorclasr. ❑excellent Oaveragefair go poor Major pashudiseases: Sri �SQ 1 (� -'•� 3,' 2 0 SITE CONDITIONS t .She Character. residence ❑commercial Oindustrial Opark. ❑openspace ❑natural. Owoodlanddorest Landscape type: O parkway O raised bed O container O mnund Olawn O shrub border O wind break Initiation: none ❑adequate ❑inadequate ❑excessive .0 trunk wattled Recent site disturbance? Y N O construction gqsoii disturbance. O grade change O line clearing O she clearing % dripllne paved: 0° 10.25% 25-50% 50-75% 75-IOOOA Pavement lifted? Y N % dripline w7 fill soil: 0° 10-25% 25.50% 50.75% 75-100% % dripllne grade lowered: 10-25% 25-50% 50-75% 75400% Sail problems: 13 drainage 0shallow ❑compacted ❑droughty ❑.saline ❑alkaline ❑acidic ❑small volume 0disease center ❑history of fail Oclay ❑expansive ❑slope--____' aspect: Obstructions: O Ighls O signage O line -of -sight O view O overhead lines O underground utilities O traffic O adjacentyeg. O Exposure to wind: Qsmgle-tree . O below canopy O above carwpy - O recently exposed O windward, canopy edge O area prone to windthrow Prevailing wind direction:-tals;� Occurrence of snow%Ice storms O never Qct seldom O regulddy TARGET Liso Under Tme: ❑ building O parking O lradic O pedestrian O nwreation O landscape O hardscape O small features O utility lines - Can target be moved? Y N Can use be restricted? Y N _ Occupancy: ❑occasionaluse []intermitlentuse [3 frequent use 71 constant use The International Society of Arboriculture assumes no responsibility for conclusions or recommendations derived from use of this form. Specimen: TREE HAZARD EVALUATION FORM, Page 1 EXHIBIT E: Tree Reports Draft Resolution PC 2003-0028 CUP 2002-0084 EVALUATb_. TREES FOR HAZARD 4.1 i TREE DEFECTS ROOT OEFECTS: .Suspect root rol: Y V MvshrooMconk/brackel present: Y 6) ID: Exposed roots: .0 severe O moderate [Klow Undermined: O severe Kmoderate O low 5 %Lf t*kk#,, Rost pruned: distance from trunk Root area affected: Buttress wounded: Y N When: Restricted root area: O severe ❑:moderate IK!ow Potential for root failure: ❑ severe ❑ moderate glow LEAN: ._ deg. from verticalp 4turaf 0ufmatuml ..O sell -corrected Soil heaving: Y .® Decay in plane at lean: Y l'% ;Reals broken Y (V Sail cracking Y 4f:> Compounding looters: __ Leanseveriy: ❑severe 1lmoderate ^W CROWN DEFECTS., Indicate presence of individual defects and rate their severity is severe, m = maderata, I = low) DEFECT - ROOTCROWN TRUNK SCAFFOLDS BRANCHES Poor taper fir. Bow,sweep CodominanWforks .13 Multiple attachments _ Included bark Excessive end we' in Cracks/splits A'�- Han ers Girdling Waunds/seam L DecayIM Cavity L Oonks/mushroom s/bracket Bleeding Bow Looselcracked bark Nestin hole/bee hive SV Deadwood/stubs t-- Borersnermiles/ants Cankersr allsAturig Previous fadu,e U Specimen: TREE HAZARD EVALUATION FORM, Page 2 r, HAZARD RATING Tree part most likely to fail: 5C,0,Rr­xj Failure potential: 1 - low; 2 - medium: 3 - high; 4 - severe k Inspection period: annual _ biannual_ other Size of part t- <6" (15 cm); 2.6.16' (1545 cm); Failure Potential a Size of Part r Target Rating - Hazard Rating 3 - 18-30" (45-75 cm); 4 ->30" (75 tm) Target rating: 1 - occasional use; 2 intermittent use; _.3 3 " A ' _ 3 - frequent use: 4 - constant use t HAZARD ABATEMENT Prune: O remove defective part C reduce end weight O crown dean C thin C raise canopy C crown reduce C restructure C shape Cable/Brace: Inspect further. O root crown O decay C aerial O monitor RsmoveUse: ( DY N Replace? 0 N Mow target YO Other. Real an adjacent bees:' -luteole C evaluate Newsom 6"ner C manager 4gawming agency Date: COMMENTS Specimen: TREE HAZARD EVALUATION FORM, Page 2 EXHIBIT E: Tree Reports Draft Resolution PC 2003-0028 CUP 2002-0084 --R-',CEIV a .2003 -002:2 FEB 12 �r TL�p�P Zvoz-oa8 C(9h7FPUNITf LEVEL®PM 1 r1rOU3� CITY OF ATASCADERO TREE REMOVAL PERMIT SECTION 11.05 BS Q Applicant: ./�e//��o,.-�a�t ��I .Name �^ Mailing Address V` City, State, Zip Phone Reason for Removal: _ No 2 CoY-a/ Site Li -t all trees to he'removed- SPECIES . SIZE (dbh) NUMBER TO BE CONDITION OF TREE REMOVED 3. G,,*t e th/f 2-7 4. -36 � 120 r 5. 6. Property owner certifies that they have read and understood Atascadero Municipal Code Section 9-11.105. Tree removal is not to facilitate future development. A plot plan shall be included showing all proposed improvements. on the property, trees, o, be-removed,'and trees to remain. The trees%shall correspond with the numbers above' signature of Property Owner Date Signature of CertifieOArborlst Date Signature, City ofAtascadero. Date Certification #: 41311-1114 Community Development Deput=nt 6500 Palma Ave., Atascadero, CA 93422 .:. (805) 461-5035fax: 461-5036 EXHIBIT E: Tree Reports -Tree Protection Plan Draft Resolution PC 2003-0028 CUP 2002-0084 EXHIBIT F: Conditions of Approval Draft Resolution PC 2003-0028 CUP 2002-0084 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 /Monitoring Measure PS: Planning Services 2605 Traffic Way Masonic Lodges y — g BL Business License GP: Gracing Penrit BS: Building Services FD: Fire Department BP: nuking Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney Standard Conditions The approval of this use permit shall become final and effective BP PS for the purposes of issuing building permits, provided the required conditions of approval have been satisfied, fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. Approval of this Conditional Use Permit shall be valid for twelve BP PS (12) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the applicant has received a building permit or applied for an extension of entitlement. The granting of this Conditional Use Permit shall apply to APN ongoing PS 049-063-002 & 049-071-025, regardless of owner. The Community Development Department shall have the BP PS authority to approve minor changes to the project that (1) increase the square footage of the 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 Conditional Use Permit. Project Conditions The uses on parcel 1 and 2 shall be restricted to membership Ongoing PS/BS assembly uses. All new tenants shall be pre -approved by the City of Atascadero Community Development Department. The structure on Parcel 3 shall be allowed to continue as a legal Ongoing PS non -conforming single-family residence. The parcel is subject to all restrictions of a legal non -conforming structure. The zoning designation shall remain Recreation. Parcel 4 shall be an offer to dedicate a public park to the City of Ongoing/FM PS Atascadero. The spectator area of each membership assembly building shall Ongoing PS/BS be restricted to 1,750 square -feet. All exterior lighting shall consist of decorative full cut off lighting BP/FO PS fixtures with flat or recessed lens. Parking lot lights will be Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 /Monitoring Measure PS: Planning Services 2605 Traffic Way - Masonic Lodges BL Business License GP: Grading Permit BS: Building Services FD: Fin: Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater FO: Final Occupancy CA City Attorney shielded to prevent off site glare. Porous paving blocks shall replace all concreted areas where the BP/FO PS concrete encroaches within the drip line of the native trees on the site. A formal Tree Protection Plan shall be required at the time of GP/BP PS Building permits. All roof mounted equipment shall be screened from public view Ongoing PS All electrical meters and utility equipment shall be painted to BP/FO PS match the building and screened with landscaping. The applicant shall apply for and receive approval of an sign Prior to PS permit for site signage. signage on the site A formal landscape and irrigation plan prepared by a Landscape GP/BP PS Architect shall be submitted with building permits for the project. City Engineer Project Conditions Obtain approval by the City Engineer of the grading & drainage FO CE plan and the storm drain design & facilities. BP CE 17. Demonstrate adequate downstream facilities to convey the increased storm water produced by this project or provide for the detention of the 50 year developed storm runoff, while metering out the 2 year undeveloped storm runoff. BP CE 18. Convey the storm water flow from the existing (3) 18" storm drainpipes under Traffic Way through the project to the existing culverts under the UPRR tracks to City Standards. A culvert shall be incorporated in the final design under the walkway between the parking lot and building on Parcel 1. FM CE 19. A public drainage easement will be required over this drainage course from Traffic Way to the UPRR right- of-way. BP CE 20. Convey any storm flows along Traffic Way to an appropriate drainage facility. Storm water will not be allowed to flow from the project site to Traffic Way. Ponding of storm water on Traffic Way will not be allowed. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 /Monitoring Measure PS: Planning Services 2605 Traffic Way - Masonic Lodges BL: Business License GP: Grading Permit BS: Building Services FD: Fire Departrnent BP: Building Pernit PD: Police Department FI: Final Inspection CE: City Engineer TO: TeriporaryOccupancy WW: Wastewater F0: Final Occupancy CA City Attorney BP CE 21. Show the method of dispersal at all pipe outlets. Include specifications for size & type. Drainage: GP/BP CEPS 22. An approved Storm Water Pollution prevention Plan is required to be produced with the construction documents of this project. Public Improvements: FM/GP/BP CE 23. Full frontage improvements are required with this development. These include widening the north side of Traffic Way to 16 feet with a separate 8 -foot class one multi-purpose trail per City Standard Drawing 403. The road width may be narrower where there are native tree conflicts with the City Engineer approval. Drainage shall be designed to City Engineering Standards. GP/BP CE 24. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. Wastewater: GP/BP CE 25. Percolation Tests supporting the sizing of the wastewater disposal areas shall be submitted with the building permit applications for the proposed structures. The system will be designed to City Standards. Standard Conditions: BP CE 26. The applicant shall enter into a Plan Check & Inspection agreement with the City. GP/BP CE/BS 27. The applicant shall be responsible for the protection, relocation and/or alteration of existing utilities. GP/BP CE/BS 28. The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground. 29. The applicant shall monument all property corners for GP/BP CE/BS construction control and shall promptly replace them if disturbed. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 (Monitoring Measure PS: Planning Services 2605 Traffic Way - Masonic Lodges BL: Business License GP: Gracing Permit BS: Building Services FD: Fire Department BP: Bulking Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney GP/BP CE/PS 30. Prior to issuance of building permits, the applicant shall submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. FI BS 31. Prior to the final inspection, all outstanding plan check and inspection fees shall be paid. 32. Prior to the final inspection, the applicant shall submit a FI CE written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans and the Uniform Building Code (UBC). GP/BP CE 33. In the event that the applicant is allowed to bond for the public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 34. An engineer's estimate of probable cost shall be submitted GPlBP CE/BS for review and approval by the City Engineer to determine the amount of the bond. FM CE 35. The Subdivision Improvement Agreement shall record concurrently with the Final Map. GP/BP CE 36. The applicant as needed to accommodate cut or fill slopes shall obtain slope easements. GP/BP CE 37. The applicant as needed to accommodate both public and private drainage facilities shall obtain drainage easements. 38. A preliminary subdivision guarantee shall be submitted for FM CE review in conjunction with the processing of the parcel map. FM CE 39. The parcel map shall be signed by the City Engineer prior to the map being placed on the agenda for City Council acceptance. FM CE 40. Prior to recording the parcel map, the applicant shall pay Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 /Monitoring Measure PS: Planning Services 2605 Traffic Way - Masonic Lodges BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Departrnent FI: Final Inspection CE: City Engineer T0: Temporary Occupancy VM: Wastewater FO: Final Occupancy CA CityAttomey all outstanding plan check/inspection fees. FM CE 41. Prior to recording the map, the applicant shall complete all improvements required by these conditions of approval. FM CE 42. Prior to recording the parcel map, the applicant shall set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. FM CE 43. Prior to recording the parcel map, the applicant shall submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. FM CE 44. All existing and proposed utility, pipeline, open space, or other easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the parcel map. FM CE 45. Prior to recording the parcel map, the applicant shall have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. GP/BP CE 46. Prior to the issuance of building permits the applicant shall submit plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 /Monitoring Measure PS: Planning Services 2605 Traffic Way - Masonic Lodges BL: BusinLicense GP. Gradingess Pemmit BS: Building Services FD: Fire DeparMent BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney Water FM PS/CE 47. Prior to acceptance, applicant shall show how water service will be provided to this property and provide data that water exists on these parcels, or provide proof of annexation into water company service area. MITIGATION MEASURES BP PS 1.c.1 Mitigation Measure 1.c.1: All lighting shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 30 -feet in height, limit intensity to 2.0 foot candies at ingress /egress, and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas. Fixtures shall be shield cut-off type. Mitigation Measure 1.c.2: The project landscape for the BP PS 1.c.2 assembly buildings shall include requiring 24 -inch box sized street trees adjacent to Traffic Way. Mitigation Measure 3.b: The project shall be conditioned to BP BS 3.b comply with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e. greater than 15 mph averaged over one hour) so as to prevent excessive amounts of dust. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast -germinating native grass seed and watered until vegetation becomes established. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 /Monitoring Measure PS: Planning Services 2605 Traffic Way MiLod i - Masonic Lodges BL: Business License GP. Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater FO: Final Occupancy CA City Attorney soon as possible following building pad construction. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. Wheel washers may be required when significant offsite import or export of fill is involved. M. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build-up. Mitigation Measure4.ef: An arborist report and tree GP, BP PS, BS, CE 4.ef preservation recommendations is required for any proposed construction or earthwork within or adjacent to the drip line of the existing off-site oak tree located at the northeast corner of the site, prior to grading or building permit issuance. Mitigation Measure 5.e: Should any cultural resources be GP BS 5.e unearthed during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b.1: The Building Permit Application GP PS, BS, CE 6.b.2 plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.b.2: All cut and fill slopes shall be GP PS, BS, CE 6.b.4 hydroseeded with an appropriate erosion control method (erosion control blanket, hydro -mulch, or straw mulch appropriately anchored) immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 6.c.d: A soils report shall be required to be GP BS 6.c.d submitted with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for occupants and buildings. Mitigation Measure 7.c.: Due to the location of a public school GP BS/PS 7.c. nearby, prior to any grading activities at the site, a geologic evaluation will be necessary to determine if naturally occurring asbestos is present. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation CUP 2002-0084 /Monitoring Measure PS: Planning Services 2605 Traffic Way - Masonic Lodges BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Depatment FI: Final Inspection CE: City Engineer T0: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention GP PS, BS, CE 6.b.1 Plan (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for GP PS, BS, CE 6.b.3 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 11.d: All construction activities shall BP, GP PS, BS 11.d comply with the City of Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Planning Commission. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. Parking lot maintenance shall not occur before 7 a.m. or after 7 p.m.