HomeMy WebLinkAbout2008-007 RESOLUTION NO. 2008-007
..�.� RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 2007-0101, A NINE-LOT SUBDIVISION
CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT ON APN
030-283-005, Lots 2 and 3
(Adamski, Moroski, Madden & Green, LLP/MLW Holdings, LLC)
WHEREAS, an application has been received from Adamski, Moroski, Madden &
Green, LLP, P.O. Box 3835, San Luis Obispo, CA 93403, (Applicant), and MLW Holdings,
LLC, P.O. Box 604, Atascadero, CA 93423, (Property Owner) to consider a project consisting
of a Zone Change from RMF-16 (Residential Multi-family-16) to RMF-16/ PD-7 (Residential
Multi-Family-16 with a Planned Development Overlay-7) with corresponding Master Plan of
Development and Tentative Tract Map on a 1.86-acre site located at 6905 Navajoa Avenue,
(APN 030-283-005, Lots 2 and 3); and,
WHEREAS, the Planning Commission has recommended that the site's Zoning District
be changed from RMF-16 (Residential Multi-Family-16) to RMF-16 with PD-7 (Residential
Multi-Family-16 with a Planned Development Overlay-7); and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2007-0027 were
prepared for the project and. made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative
Tract Map application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on January 15, 2008 studied and considered Tentative Tract Map 2007-
0101, after first studying and considering the Proposed Mitigated Negative Declaration prepared
for the project, and
WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on February 26, 2008, studied and considered Tentative Tract Map 2007-0101, after first
studying and considering the Proposed Mitigated Negative Declaration prepared for the project;
and,
City of Atascadero
Resolution No. 2008-007
Page 2 of 17
NOW THEREFORE, the City Council of the City of Atascadero takes the following
actions:
SECTION 1. Findings of Approval for Tentative Tract May, the City Council
of the City of Atascadero finds as follows:
1. The proposed subdivision, design and improvements as conditioned, is consistent
with the General Plan and applicable zoning requirements, including provisions of
the PD-7 overlay district.
2. The proposed subdivision, as conditioned, is consistent with the proposed Planned
Development Overlay District-7 Master Plan of Development (CUP 2007-0208).
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause
substantial environmental damage or substantially and unavoidably injure fish and
wildlife or their habitat.
6. The design of the subdivision will not conflict with easements acquired by the
public at large for access through, or the use of property within, the proposed
subdivision; or substantially equivalent alternative easements are provided.
7. Covenants, Conditions and Restrictions (CC&R's) or equivalent shall be required
that incorporate the Master Plan of Development conditions of approval to ensure
that the site retains the proposed qualities (architecture, colors, materials, plan
amenities, fencing, and landscaping) over time.
8. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
SECTION 2. Approval. The City Council of the City of Atascadero, in a regular
session assembled on February 26, 2008, resolved to approve Tentative Tract Map (TTM 2007-
0101) subject to the following:
1. Exhibit A: Tentative Tract Map 2007-0101
2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program.
City of Atascadero
Resolution No. 2008-007
Page 3 of 17
On motion by Council Member O'Malley and seconded by Council Member Clay, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Clay, Luna and O'Malley
NOES: Council Member B6raud and Mayor Brennler
ABSENT: None
ADOPTED: February 26, 2008
CIT7AERO
By: , Mayor
ATTEST:
Marcia McClure Torgerson, C.M.C.
City Clerk
APPROVED AS TO FORM:
72 �—
Brian Pierik, City Attorney
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City of Atascadero
Resolution No. 2008-007
Page 4 of 17
Exhibit A:Tentative Tract Map(9 Unit PD-7)
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City of Atascadero
Resolution No. 2008-007
Page 5 of 17
Exhibit B:Conditions of Approval/Mitigation Monitoring Program
Tentative Tract Map 2007-0101
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Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Depantnent
Improvement Plans PD:Police Depantrent
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA City Attorney
FI:Final inspection AMWC:Water Comp.
F0:Final Occuparq
Planning Services
1. The approval of this use permit shall become final and effective for the FM PS
purposes of issuing building permits thirty(30)days following the City
Council approval of ZCH 2007-140,ZCH 2007-0145 and ZCH 2007-
0146 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.
2. Approval of this Tentative Tract Map and Conditional Use Permit shall be FM PS
valid for two years after its effective date. At the end of the period, the
approval shall expire and become null and void unless an extension of
time is granted pursuant to a written request received prior to the
expiration date.
a" 3. The Community Development Department shall have the authority to FM PS
approve minor changes to the project that (1) result in a superior site
design or appearance, and/or (2) address a design issue that is not
substantive to the Tentative Tract Map and that the Final Map is in
substantial conformance with the Tentative Map.
4. The granting of this entitlement shall apply to the property located at On going PS
(APN 030-283-005)regardless of owner.
5. The Final Map shall be drawn in substantial conformance with the FM PS
approved tentative map, and in compliance with all conditions set forth
herein,shall be submitted for review and approval in accordance with the
Subdivision Map Act and the City's Subdivision Ordinance.
6. The subdivider shall defend, indemnify, and hold harmless the City of FM PS
Atascadero or its agents, officers, and employees against any claim or
action brought to challenge an approval by the city, or any of its entities,
concerning the subdivision.
7. The Tract Map shall be subject to additional fees for park or recreation FM PS
purposes(QUIMBY Act)as required by City Ordinance.
8. The emergency services and facility maintenance costs listed below BP PS
shall be 100%funded by the project in perpetuity. The service and
maintenance costs shall be funded through a community facilities
district established by the City at the developer's cost. The funding
mechanism must be in place prior to or concurrently with acceptance
of the final maps. The funding mechanism shall be approved by the
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City Attorney,City Engineer and Administrative Services Director prior
City of Atascadero
Resolution No. 2008-007
Page 6 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Ir provement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:CiyEngneer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA CityAttomey
FI:Final inspection AIAWC:Water Comp.
F0:Final Occupancy
to acceptance of any final map. The administration of the above
mentioned funds shall be by the City. Developer agrees to participate
in the community facilities district and to take all steps reasonably
required by the City with regard to the establishment of the district and
assessment of the property.
■ All Atascadero Police Department service costs to the project.
■ All Atascadero Fire Department service costs to the project.
■ Off-site common City of Atascadero park facilities maintenance
service costs related to the project.
9. All tract maintenance costs listed below shall be 100% funded by the BP PS
project in perpetuity.
■ All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
■ All parks,trails, recreational facilities and like facilities.
• All open space and native tree preservation areas.
■ All drainage facilities and detention basins.
■ All creeks, flood plains, floodways, wetlands, and riparian
habitat areas.
■ All common landscaping areas, street trees, medians,
parkway planters, manufactured slopes outside private yards,
and other similar facilities.
■ All frontage landscaping and sidewalks along arterial streets
10.The private open space feature at the corner of Atascadero Avenue and Ongoing PS
San Andres shall be maintained by the property owner. All landscape
shall be maintained in good condition and the site shall be kept free of
litter and graffiti.
11.The developments approved with CUP 2007-0208 and CUP 2007-0219 BP/GP PS/PW
shall be developed together as one Master Plan of Development at as
required by the General Plan.
12. Prior to final map, the applicant shall submit CC&Rs for review and BP PS
approval by the Community Development Department. The CC&R's
shall record with the Final Map and shall include the following:
■ Provisions for maintenance of all common areas including access,
parking,street trees,fencing and landscaping in perpetuity.
City of Atascadero
Resolution No. 2008-007
Page 7 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
i GP:Grading PernN PS:Planning Services
BP:Building Pemit BS:Building Services
Atascadero Avenue Triangle SIP:Subdi%tion FD:FireDepadrnent
Improvement Plans PD:Police Departrnent
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA:CiyAttorney
FI:Final inspection AMWC:Water Cone.
F0:Final Occupancy
■ Fencing design and locations
■ A detailed list of each individual homeowner's responsibilities for
maintenance of the individual units.
• Residents shall keep all trash receptacles within the unit's designated
trash storage area.
■ Garages shall be maintained and used for vehicle parking.
■ No boats, RV's or other type of recreation vehicle may occupy a
guest or resident parking space,including within an individual garage.
■ A provision for review and approval by the City Community
Development Department for any changes to the CC&R's that relate
to the above requirements prior to the changes being recorded or
taking effect.
13. Affordable Housing Requirement: As a General Plan required Master GP/BP PS,CA
Planned site(Master Plan of Development Overlay#12),the Affordable
Housing requirement shall apply to the 11 units approved for the subject
sites with ZCH 2007-0145 and ZCH 2007-0146.
The applicant shall deed restrict a minimum of 1 residential unit for 30
years,at the moderate income rate.
14.Workforce Housing: Prior to recordation of final map,the applicant shall BP PS,CE
enter into a legal agreement with the City to reserve 1/2 of the units for
sale to residents or workers within the City of Atascadero,including the
affordable units. The agreement shall include the following provisions:
■ The units shall be offered for sale to residents or workers within the
City of Atascadero for a minimum of 60-days. During this time period
offers may only be accepted from Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City that at least
one of the qualified buyers is a resident or worker within the City
Limits of Atascadero;
■ The Atascadero resident or worker restriction shall apply to the initial
sale only;
■ The applicant shall identify which units will be reserved;and
The City Attorney shall approve the final form of the agreement.
15. Approval of this permit shall include the removal of 8 Native Black BP PS,BS
Walnuts, totaling 310 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
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City of Atascadero
Resolution No. 2008-007
Page 8 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Pemrt BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
T0:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupant' CACilyAttorney
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
shall be subject to Planning Commission approval.
16. The applicant shall work with staff to enhance the side elevation on Lot BP PS
8 facing Navajoa Ave,. The elevation shall include larger windows and
added architectural detailing, consistent with the front elevation.
Additional landscaping, including trees and tall shrubs shall be added
to the side setback on this lot. Fencing may not be located in the side
setback next to Navajoa Ave.
17. The columns on the wrap around porch on floor plan D (shown in BP PS
Exhibits E and F)shall be a minimum size of 6"by 6"square. Railings
shall be added to the wrap around porch.
18. All exterior elevations,finish materials and colors shall be consistent BP PS
with the Master Plan of Development as shown in EXHIBIT D and F
with the following modifications:
■ All exterior material finishes(siding,trim,doors,windows,light
fixtures,garage doors)shall be durable,high quality,and consistent
with the architectural appearance.
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• Stucco siding shall be smooth troweled or light sand finish.
■ Roofs shall be architectural grade dimensional shingles.
19. Building colors shall be consistent with Exhibit G with the following GP/BP PS
modification:
■ The color"clay urn"identified in color scheme#1 shall be replaced
with a more muted color,consistent with the surrounding residences
and color schemes 2 through 5.
Final selection of colors and materials shall be subject to staff approval.
20. Garage doors shall be high quality,wood or carriage style doors. BP PS
21. All site development shall comply with the standards of the Planned BP PS,BS
Development 7 Overlay District.
22. All site work,grading,and site improvements shall be consistent with the BP/FM PS, BS,CE
Master Plan of Development as shown in EXHIBIT B.
23. All project fencing shall be installed consistent throughout the project, GP/BP PS
and located as shown in the approved Landscape Plan,subject to the
following modifications:
■
Fencing material and treatment shall comply with the PD-7
frrttr
City of Atascadero
Resolution No. 2008-007
Page 9 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:SubdN'sion FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA City Attorney
FI:Final inspection AMWC:Water Cone.
F0:Final Occupancy
standards.
■ Final fence location shall be subject to staff approval.
• Fencing within the front and corner lot setbacks shall be under 3
feet tall.
24. A final landscape and irrigation plan shall be approved prior to the BP PS
issuance of building permits and included as part of site improvement
plan consistent with EXHIBIT J,and as follows:
■ 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 prior to the final of any single building permit on-site.
■ Final tree list shall be submitted with building permits,subject to
staff approval.
�rrr Street and open space trees shall be minimum 15-gallon size and
double staked.
■ Front yard areas shall be landscaped with drought tolerant species,
subject to staff approval.
25. The wall/fence around the private park on Lot 1 shall be allowed to be BP PS
built at a maximum height of 5 feet at the tallest point.
26. The commemorative tile on the'commemorative wall"around he private BP PS
park on Lot 1 shall be subject to staff approval
City Engineer Project Conditions
1. The applicant shall install curb, gutter and sidewalk along all property GP, BP CE
frontages.All road frontages will be widened be City Standard.
2. This project is required to retain the difference between the undeveloped
2 year storm run off and the developed 50 year storm runoff to mitigate
the increase runoff into the storm drain system. The project will use
individual drainage basin on each lot to handle the increased flow. The
basin will be underground "infiltrator" basins. Deep pit basins are not
allowed. When the basin becomes full, they will overflow into the new
curb and gutter through small drain pipe under the side walk.
3. The project engineer shall investigate the feasibility of installing 4 way GP, BP CE
stop control on Navajoa at San Andres Ave and Atascadero Ave. The
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engineer shall present a schematic layout of a 4 way stop and produce a
City of Atascadero
Resolution No. 2008-007
Page 10 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:C4 Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA CityAnomey
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
warrant analysis in accordance with the Manual on Uniform Traffic
Control Devices. The City Engineer shall decide if the 4 way stops shall
be installed based on the information submitted. Improvement cost
required by the warrant analysis shall be the responsibility of the
City of Atascadero.
4. In the event that the applicant bonds for the public improvements required GP, BP CE
as a condition of this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
5. An engineer's estimate of probable cost shall be submitted for review and GP,BP CE
approval by the City Engineer to determine the amount of the bond.
6. The Subdivision Improvement Agreement shall record concurrently with FM CE
the Final Map.
7. A six(6)foot Public Utility Easement(PUE) shall be provided contiguous GP, BP CE
to the property frontage.
8. The applicant shall acquire title interest in any off-site land that may be GP,BP CE
required to allow for the construction of the improvements.The applicant
shall bear all costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
9. Slope easements shall be obtained by the applicant as needed to GP, BP CE
accommodate cut or fill slopes.
10. Drainage easements shall be obtained by the applicant as needed to GP, BP CE
accommodate both public and private drainage facilities.
11. A preliminary subdivision guarantee shall be submitted for review in FM CE
conjunction with the processing of the tract map.
12. The final map shall be signed by the City Engineer prior to the map being FM CE
placed on the agenda for City Council acceptance.
13. Prior to recording the tract map, the applicant shall pay all outstanding FM CE
plan check/inspection fees.
14. Prior to recording the map, the applicant shall bond for or complete all FM CE
improvements required by these conditions of approval.
15. Prior to recording the tract map, the applicant shall submit a copy of a FM CE
valid tax bond.
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City of Atascadero
Resolution No. 2008-007
Page 11 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
Il�lr GP:Grading Permit PS:Planning Services
BP:Building Pertrt BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
T0:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Oocrp,rq CA City Attorney
FI:Final inspection AIAWC:Water Cone.
F0:Final Occupancy
16. Prior to recording the tract map, the applicant shall bond for or set FM CE
monuments at all new property corners. A registered civil engineer or
licensed land surveyor shall indicate by certificate on the tract 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.
17. Prior to recording the tract map, the applicant shall submit a map drawn FM CE
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.
18. All existing and proposed utility,pipeline,open space,or other easements FM CE
are to be shown on the final map. If there are building or other
restrictions related to the easements, they shall be noted on the final
map. The applicant shall show all access restrictions on the final map.
19. Prior to recording the tract map, the applicant shall have the map FM CE
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that may
be required by the utility company. A copy of the letter shall be submitted
to the City. New easements shall be shown on the tract map.
20. Prior to the issuance of building permits the applicant shall submit plans GP,BP CE
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.
21. Prior to the issuance of building permits the applicant shall submit GP,BP CE
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10-year flow with gravity flow,
the 25-year flow with head,and provide safe conveyance for the 100-year
overflow.
22. Prior to the issuance of building permits the applicant shall provide for the GP, BP CE
detention and metering out of developed storm runoff so that it is equal to
or less than undeveloped storm runoff.
23. Drainage basins shall be designed to desilt,detain and meter storm flows GP, BP CE
as well as release them to natural runoff locations.
24. A mechanism for funding and maintenance of the storm drain facilities GP, BP CE
shall be provided.
slrr
City of Atascadero
Resolution No. 2008-007
Page 12 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
fel GP:Grading Permit PS:Planning Services
BP:Building Permil BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:FireDeparlment
Irryrovement Plans PD:Police DWammnt
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Tenporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA Citynllomey
FI:Final inspection AMWC:Water Cone.
F0:Final Occupancy
25. Prior to the issuance of building permits the applicant shall show the GP, BP CE
method of dispersal at all pipe outlets. Include specifications for size &
type.
26. Prior to the issuance of building permits the applicant shall show method GP, BP CE
of conduct to approved off-site drainage facilities.
27. Concentrated drainage from off-site areas shall be conveyed across the GP, BP CE
project site in drainage easements. Acquire drainage easements where
needed. Drainage shall cross lot lines only where a drainage easement
has been provided. If drainage easement cannot be obtained the storm
water release must follow the exact historic path, rate and velocity as
prior to the subdivision.
28. Applicant shall submit erosion control plans and a Storm Water Pollution GP,BP CE
Prevention Plan (SWPPP). The Regional Water Quality Control Board
shall approve the SW PPP.
29. All public improvements shall be constructed in conformance with the City GP,BP CE
of Atascadero Engineering Department Standard Specifications and
r Drawings or as directed by the City Engineer
30. Off-site streets shall be improved consistent with the tentative tract map. GP, BP CE
31. Project shall include construction of curb,gutter and sidewalk along entire GP, BP CE
frontage.
32. Alignment of frontage improvements shall be approved by the City GP, BP CE
Engineer.
33. All utilities shall be undergrounded on project frontage GP, BP CE
34. Applicant shall pay sewer extension (Annexation), Connection and BP CE
Reimbursement fees(if applicable)upon issuance of building permit.
35. Drainage piping serving fixtures which have flood level rims located below BP CE
the elevation of the next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected from backflow of
sewage by installing an approved type backwater valve. Fixtures above
such elevation shall not discharge through the backwater valve.
Mitigation Measures
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP BS/PS 3.b.1
applicable District regulations pertaining to the control of fugitive dust(PM-
10)as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
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City of Atascadero
Resolution No. 2008-007
Page 13 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
i1ti1 GP:Grading Permit PS:Planning Services
BP:Building Pound BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Departrnant
Inprovement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA CityMomey
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
Section 6.3: Construction Equipment
• Maintain all construction equipment in proper tune according to
manufacturer's specifications.
• Fuel all off-road and portable diesel powered equipment, including
but not limited to bulldozers,graders,cranes, loaders,scrapers,
backhoes,generator sets,compressors,auxiliary power units,with
ARB certified motor vehicle diesel fuel (Non-taxed version suitable
for use off-road).
• Maximize to the extent feasible,the use of diesel construction
equipment meeting the ARB's 1996 or newer certification standard
for off-road heavy-duty diesel engines.
Section 6.4: Activity Management Techniques
• Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
• Schedule of construction truck trips during non-peak hours to
reduce peak hour emissions.
• Limit the length of the construction workday period, if necessary.
• Phase construction activities, if appropriate.
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Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the site. Increased watering
frequency would be required whenever wind speeds exceed 15 mph.
Reclaimed(non-potable)water should be used whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the approved project re-
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast-
germinating native grass seed and watered until vegetation is
established.
F. All disturbed soil areas not subject to re-vegetation should be stabilized
using approved chemical soil binder,jute netting, or other methods
approved in advance by the APCD.
G. All roadways,driveways,sidewalks,etc,to be paved should be
complete as soon as possible. In addition, building pads should be laid
as soon as possible after grading unless seeding or soil binders are
used.
H. Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site.
1. All trucks hauling dirt,sand,soil,or other loose materials are to be
covered or should maintain at least two feet of freeboard(minimum
vertical distance between top of load and top of trailer) in accordance
City of Atascadero
Resolution No. 2008-007
Page 14 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
am GP:Grading Permit PS:Planning Services
BP:Building Pend BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
T0:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA City Attorney
FI:Final inspection AMWC:Water Corp.
F0:Final Occupancy
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 with reclaimed water
should be used where feasible.
L. The contractor or builder shall designate a person or persons to monitor
the dust control program and to order increased watering,as necessary,
to prevent transport of dust off site. The name and telephone number of
such persons shall be provided to the APCD prior to land use clearance
for map recordation and land use clearance for finish grading of any
structure.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all BP BS/PS 3.b.2
applicable APCD regulations pertaining to Naturally Occurring Asbestos.
Prior to any grading activities at the site,the project proponent shall ensure
that a geologic evaluation is conducted to determine if NOA is present within
the area that will be disturbed. If NOA is not present,an exemption request
must be filed with the District(see Attachment 1). If NOA is found at the site
r 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.
Refer to the APCD web page at
http://Www.slocleanair.org/business/asbestos.asp for more information or
contact Tim Fuhs of the Enforcement Division at 781-5912.
Mitigation Measure 3.b.3: Developmental burning of vegetative material is BP BS/PS 3.b.3
prohibited. Under certain circumstances where no technically feasible
alternatives are available, limited developmental burning under restrictions
may be allowed. This requires prior application, payment of fee based on
the size of the project,APCD approval,and issuance of a burn permit by the
APCD and the local fire department authority. The applicant is required to
furnish the APCD with the study of technical feasibility(which includes costs
and other constraints)at the time of application. For any questions
regarding these requirements,contact Karen Brooks of the Enforcement
Division at 781-5912.
City of Atascadero
Resolution No. 2008-007
Page 15 of 17
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
i�llll GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Deparltnent
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA City Attorney
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
Mitigation Measure 3.b.4: Under APCD Rule 504,only APCD approved BP BS/PS 3.b.4
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.
Questions about approved wood burning devices,should be refered to Tim
Fuhs in the Enforcement Division at 781-5912.
i�
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City of Atascadero
Resolution No. 2008-007
Page 16 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Perrrrt BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:CilyEngineer
TO:Tenporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA City Attorney
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
Mitigation Measure 4.e.1: The developer shall contract with a certified BP BS/PS 4.0
arborist during all phases of project implementation. The certified arborists
shall be responsible for monitoring the project during all phases of
construction through project completion,as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to
the issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff,grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed at the line of encroachment
into the tree's root zone area.
(c) As specified by the arborist report and City staff:
■ Prune all trees in active development areas to be saved for
structural strength and crown cleaning by a licensed and certified
arborist;
■ Remove all debris and spoils from the lot cleaning and tree pruning.
■ In locations where paving is to occur within the tree canopy,grub
only and do not grade nor compact. Install porous pavers over a
three-inch bed of 3/4 inch granite covered with one-inch pea gravel
for screeding. If curbs are required, use pegged curbs to secure the
porous pavers. Pegged curbs are reinforced six to eight curbs
poured at grade with a one-foot by one-foot pothole every four to six
linear feet.
■ All trenching or grading within the protected root zone area,outside
of the tree protection fence shall require hand trenching or preserve
and protect roots that are larger than 2 inches in diameter.
• No grading or trenching is allowed within the fenced protected area.
■ Any roots that are 4 inches in diameter or larger are not to be cut
until inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status
report shall be prepared by the project arborist certifying that the tree
protection plan was implemented, the trees designated for protection
were protected during construction, and the construction-related tree
protection measures are no longer required for tree protection.
sirrr
City of Atascadero
Resolution No. 2008-007
Page 17 of 17
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Pernrt BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Ir provement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:Cily Engneer
TO:Temporary WW:Wastewater
CUP 2007-02082CH 2007-0145ITTM 2007-0101 Occupancy CA City Attorney
FI:Final inspection AMWC:Water Comp.
FO:Final Occupancy
Mitigation Measure 4.e.2: BP BS/PS 4.e.2
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 5.d.1: Should any human remains be discovered on the property, Ongoing PS 5.d.1
all work on the project should stop and the County Coroner contacted. If the
human remains are identified as being Native American,the California
Native American Heritage Commission (NAHC)should be contacted at
(916)653-4082.
Mitigation Measure 6.b.1: All cut and fill slopes shall be hydro seeded with BP BS/PS 6.b.1
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
hydroseed mix shall be native species. 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 8.e.f.1: The developer is responsible for ensuring that BP BS/PS 8.0.1
all contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices,citations, or stop orders.
Mitigation Measure 11.d.1: All construction activities shall comply with the BP BS/PS 11.d.1
City of Atascadero Noise Ordinance for hours of operation.
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