HomeMy WebLinkAbout2006-006 RESOLUTION NO 2006-006
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RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2004-0139 (MASTER PLAN OF
DEVELOPEMNT)
ON APN 031-183-031, 032
(Navajoa Ave. / Tanner, Fragione)
WHEREAS, an application has been received from Kinsey Tanner (5290 Barrenda Ave,
Atascadero, CA 93422) and Shawn Fragione (7790 Aragon Rd., Atascadero, CA 93422)
Applicants and Property Owners, to consider a project consisting of a Zone Change from RMF-
10 (Residential Multi-Family-10) to RMF-10/PD-25 (Residential Multi-Family-10 with Planned
Development Overlay #25) with a corresponding Master Plan of Development and Vesting
Tentative Tract Map on a 0 55-acre site located at 7705 and 7735 Navajoa Ave (APN 031-183-
031, 032), and,
WHEREAS, the site's General Plan Designation is MDR (Medium Density Residential),
and,
WHEREAS, the Planning Commission has recommended that the site's Zoning District
be changed from RMF-10 (Residential Multi-Family-10) to RMF-10/PD-25 (Residential Multi-
Family-10/Planned Development Overlay#25), and,
WHEREAS, the PD-25 requires the adoption of a Master Plan of Development,
approved in the form of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0058 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 Conditional
Use Permit 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 3, 2006, studied and considered the Conditional Use Permit
2004-0139 (Master Plan of Development), after first studying and considering the Proposed
Mitigated Negative Declaration prepared for the project, and
City of Ataseadero
Resolution No.2006-006
Page 2 of 24
�IftwWHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on January 24, 2006, studied and considered Conditional Use Permit 2004-0139 (Master
Plan of Development), after first studying and considering the Proposed Mitigated Negative
Declaration prepared for the project, and,
NOW, THEREFORE, the City Council of the City of Atascadero takes the following
actions
SECTION 1 Findings for Approval of Conditional Use Permit. The City Council
finds as follows
1 The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual, and,
2 The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD-25 Overlay Zone, and,
3 The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the 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 or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5 The proposed use or 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 full development in accordance
with the Land Use Element.
6 The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area, and
7 Benefits derived from the Master Plan of Development and PD-25 overlay zone
cannot be reasonably achieved through existing development standards or processing
requirements, and,
SECTION 2. Approval. The City Council of the City of Atascadero, in a regular
session assembled on January 24, 2006, resolved to approve Conditional. Use Permit 2004-0139
(Master Plan of Development) subject to the following•
City of Ataseadero
Resolution No.2006-006
Page 3 of 24
1%W EXHIBIT A. Conditions of approval/Mitigation Monitoring Program
EXHIBIT B Master Plan of Development
EXHIBIT C• Landscape Plan
EXHIBIT D• Floor Plans Units Al and A2
EXHIBIT E Floor Plans Units B1, B2,B3
EXHIBIT F Elevations Units A1, A2
EXHIBIT G- Elevations Units B1, B2, B3
EXHIBIT H. Grading and Drainage Plan
EXHIBIT I. Color and Materials
On motion by Council Member Scalise 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, Pacas, Scalise and Mayor O'Malley
NOES Council Member Luna
ABSENT None
ADOPTED January 24, 2006
CITWF ATASCAD RO
By. _
Tom O'Malley, Nfayor
ATTEST
&44�t -, --7-—j— X;, -\�
Marcia McClure Torgerson, C.M.0 , Ci Clerk
APPRO�D AS TO FORM.
�Z01
atnckl.. Enri ;Tity Attorney
t�
City of Atascadero
Resolution No.2006-006
Page 4 of 24
"fir EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-25 Master Plan of Development(CUP 2004-0139)/ZCH 2004-0092
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS.Planning Services
8L Business BS:Building Services
7705,7735 Navajoa Ave License FD:Fre Deparhnent
GP Grading Pennd PD:Pope Departrnent
PO-25 Master Plan of Development BP-Building Pan* CE.Co Engineer
FI:Final lnspec6on WW:Wastewater
TO:Temporary CA City Athiney
Occupancy
F0:Final Occupancy
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 2004-0092 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. The Community Development Department shall have the authority to approve BP/FM PS,CE
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.
*411111111W Any other changes to the Master Plan of Development shall be subject to
Planning Commission approval.Any associated Tentative Maps shall be
subject to Planning Commission approval.
3. Approval of this Conditional Use Permit shall be valid for twelve(12)months BP/FM PS
after its effective date. At the end of the period,the approval shall expire and
become null and void unless the project has received a building permit.
4 The applicant shall defend, indemnify and hold harmless the City of Ongoing 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
5 All subsequent Tentative Map and construction permits shall be consistent BP/FM PS,CE
with the Master Plan of Development contained herein.
6. All exterior elevations,finish materials and colors shall be consistent with the BP PS
Master Plan of Development as shown in EXHIBIT F and G 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.
■ Additional eave brackets shall be added to the gable ends.
■ Roofs shall be architectural grade dimensional shingles.
City of Atascadero
Resolution No.2006-006
Page 5 of 24
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL.Business BS:Building Services
7705, 7735 Navajoa Ave Lienee FD:RrceOWartinenl
GP-Grading Permit PD:Police Department
PD-25 Master Plan of Development BR Building Permit CE Cily Engineer
Fl:Final Inspection WW:Wastewater
T0:Temporary CA Gly Attorney
Occupancy
F0:Final Occupancy
7 All site development shall comply with the standards of the Planned BP PS,BS
Development 25 Overlay District.
8. 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, C and H.
9 All project fencing shall be installed consistent with EXHIBIT B and C subject GP/BP PS
to the following modifications:
• Fencing material and treatment shall comply with the PD25 standards.
• All fencing shall be recessed from the fa,ade of the units along all
street and parking court frontages.
10. Final selection of colors and materials identified in EXHIBIT F G and I shall GP/BP PS
be subject to staff approval.
11 A final landscape and irrigation plan shall be approved prior to the issuance of
building permits and included as part of site improvement plan consistent with
EXHIBIT C 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.
■ Parking court 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.
12. The developer and/or subsequent owner shall assume responsibility for the
continued maintenance of all landscape and common areas,consistent with
EXHIBIT C.
13. Affordable Housing Requirement: The applicant shall deed restrict a 1 GP/BP PS,CA
residential unit for 30 years,prior to or concurrently with the final map,at a
moderate income rate or shall pay an in-lieu fee of 5%of the construction
valuation of each unit.
14 Workforce Housing: Prior to recordation of final map the applicant shall enter BP PS,CA
into a legal agreement with the City to reserve%of the units for sale to
residents or workers within the City of Atascadero,including the affordable
'�1rr"
City of Ataseadero
Resolution No.2006-006
Page 6 of 24
Conditions of Approval/ Timing Responsibility Mitigation
I%W Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL.Business BS:Building Services
7705,7735 Navajoa Ave License FD:Fire Deparinient
GP-Grading Per-t PD:Police Departrnent
PO-25 Master Plan of Development BP Building Permit CE:GtyEngineer
FI:Final Inspection WW:Wastewater
TO:Temporary CA City ABomey
OccWaY
F0:Final Occupancy
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. An address marker to include address for all units shall be located at the GP/BP PS
public street access point.The address marker shall be compatible with the
project architecture.
�Ilirrp
16 The emergency services and facility maintenance costs listed below shall BP PS
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 City Attorney City
Engineer and Administrative Services Director prior 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.
17 All tract maintenance costs listed below shall be 100%funded by the project BP PS
in perpetuity The service and maintenance cost shall be funded through a
Home Owners Association established by the developer subject to City
approval. The Home Owners Association must be in place prior to or
concurrently with acceptance of any final maps. The Home Owners
Association shall be approved by the City Attorney City Engineer and
Administrative Services Director prior to acceptance of any Final Map. The
administration of the above mentioned funds, and the coordination and
performance of maintenance activities,shall be the responsibility of the Home
�Ir✓
City of Ataseadero
Resolution No.2006-006
Page 7 of 24
Conditions of Approval/ Timing Responsibility Mitigation
'4%W Mitigation Monitoring Program /Monitoring Measure
PS.Planning Senesces
BL.Business BS.Building Services
7705,7735 Navajoa Ave License FD:FireDepartrnent
GP Grading Pernnit PD:Police Depa t hent
PD-25 Master Plan of Development BP BuildingPemrt CE.City Engineer
FI:Final Inspection WW:Wastewater
TO:Temporay CA.City Attorney
Occupancy
FO:Final Occupar cy
Owners Association.
a) All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
b) All parks,trails, recreational facilities and like facilities.
c) All open space and native tree preservation areas.
d) All drainage facilities and detention basins.
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
18. Prior to final map the applicant shall submit CC&Rs for review and approval BP PS,BS
by the Community Development Department. The CC&R's shall record with
the Final Map and shall include the following:
a) Provisions for maintenance of all common areas including access,
parking,street trees,fencing and landscaping in perpetuity
b) A detailed list of each individual homeowner's responsibilities for
maintenance of the individual units.
c) Residents shall keep all trash receptacles within the unit's
designated trash storage area.
d) Garages shall be maintained and used for vehicle parking.
e) No boats, RV's or other type of recreation vehicle may occupy a
guest or resident parking space including within an individual
garage.
f) 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.
19 The front elevations facing Navajoa shall be revised to eliminate the chimney
and add additional features to provide enhanced orientation toward the
Navajoa frontage,subject to staff approval.
`fir+'
City of Atascadero
Resolution No.2006-006
Page 8 of 24
Conditions of Approval! Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Se v m
BL.Business BS:Building Services
7705,7735 Navajoa Ave License FD:Fire Deparinient
GP'Grading Perm t PD:Police Deportment
PO-25 Master Plan of Development BP'Building Pemit CE:City Engineer
FI:Final Inspection WW:Wastewater
TO:Ten po ay CA City Attorney
Occupancy
F0:Final Occupancy
City Engineer Conditions
PROJECT SPECIFIC CONDITIONS
Drainage.
20 Obtain approval by the City Engineer of the grading &drainage plan and the BP,GP CE
storm drain design&facilities.
21 Submit calculations to support the design of any structures or pipes. Closed BP,GP CE
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. Provide for the detention of the 50 year developed storm runoff while BP, GP CE
metering out the 2 year undeveloped storm runoff. Metered runoff must follow
existing drainage patterns.
23. Show the method of dispersal at all pipe outlets. Include specifications for size BP, GP CE
&type.
24 Acquire drainage easements where needed. Drainage shall cross lot lines BP,GP CE
only where a drainage easement has been provided.
25. Concentrated drainage from off-site areas shall be conveyed across the BP,GP 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 can not be obtained the storm water
release must follow the exact historic path, rate and velocity as prior to the
subdivision.
Public Improvements and Maintenance.
Navaioa Avenue
26. The applicant must provide for the repair and maintenance of on-site shared FM CE
improvements.This includes driveway private sewer system,lighting,and
drainage facilities.
The City Engineer and City Attorney shall approve the final form prior to
recordation.
27 All public improvements shall be constructed in conformance with the City of BP, GP CE
Atascadero Engineering Department Standard Specifications and Drawings,
and current ADA standards or as directed by the City Engineer
City of Atascadero
Resolution No.2006-006
Page 9 of 24
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS.Planning Services
Bl.Business BS:Building Services
7705,7735 Navajoa Ave License FD:Fre Department
GP.Grading PerrM PD:Police Department
PD-25 Master Plan of Development BP,Building Permit CE:City Engineer
FI:Final Inspection WW:Wastewater
TO:Temporary CAL City Attorney
Occupancy
F0:Final Occupancy
28. Full frontage improvements are required with this development. These include BP, GP CE
curb, gutter sidewalk and paveout. Public Improvement plans shall be
submitted detailing the design.
29 A pedestrian access easement shall be recorded on the final map for ADA FM CE
access way behind driveway approach.
30 Prior to issuance of building permits, the applicant shall submit a grading and BP, GP CE
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
SANITARY SEWER CONDITIONS
31 Applicant shall pay sewer extension (annexation) fees upon issuance of BP,GP WW
building permit. Sewer Connection and Reimbursement fees shall be payable
upon actual connection of the building sewer to the public sewer system.
32. Gravity mains and other sewer facilities within the subdivision shall be BP,GP WW
privately owned and maintained.
STANDARD CONDITIONS
33. All public improvements shall be constructed in conformance with the City of BP,GP CE
Atascadero Engineering Department Standard Specifications and Drawings or
as directed by the City Engineer
34 In the event that the applicant is allowed to bond for the public improvements FM CE
required as a condition of this map,the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
35 An engineer's estimate of probable cost shall be submitted for review and FM CE
approval by the City Engineer to determine the amount of the bond.
36 The Subdivision Improvement Agreement shall record concurrently with the FM CE
Final Map.
37 The applicant shall be responsible for the relocation and/or alteration of BP,GP CE
existing utilities.
38. The applicant shall install all new utilities (water gas, electric, cable TV and BP,GP CE
telephone) underground. Utilities shall be extended to the property line
frontage of each lot or its public utility easement.
39 The applicant shall monument all property corners for construction control and FM CE
i0�r✓
City of Atascadero
Resolution No.2006-006
Page 10 of 24
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
8L.Business BS Building Services
7705,7735 Navajoa Ave License FD:Fire Depannient
PD-25 Master Plan of Development cPBxad�P PD:C4PoliEngineer ent
p BP'Building Permit CE:CAy Engineer
FI:Final Inspection WW:wastewater
TO:Temporary CA City AMn*y
Occupancy
F0:Final Occupancy
shall promptly replace them if disturbed.
40. The applicant shall acquire title interest in any off-site land that may be FM 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.
41 Slope easements shall be provided as needed to accommodate cut of fill FM CE
slopes.
42. Drainage easements shall be provided as needed to accommodate both FM CE
public and private drainage facilities.
43. 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.
44 Prior to recording the tract map the applicant shall submit a map drawn in FM CE
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.
45. Prior to recording the tract map, the applicant shall set monuments at all new FM CE
property corners. A registered civil engineer or licensed land surveyor shall
indicate by certificate on the parcel map, that comers have been set or shall
be set by a date specific and that they will be sufficient to enable the survey to
be retraced.
46. Prior to recording the map the applicant shall complete all improvements FM CE
required by these conditions of approval
47 Prior to recording the tract map the applicant shall have the map reviewed by FM CE
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 map.
48. Upon recording the final map, the applicant shall provide the City with a black FM CE
line clear Mylar(0 4 mil)copy and a blue line print of the recorded map.
49 Prior to the final inspection of any public improvements, the applicant shall FM CE
submit a written statement from a registered civil engineer that all work has
been completed and is in full compliance with the approved pians.
City of Atascadero
Resolution No.2006-006
Page 11 of 24
Conditions of Approval/ Timing Responsibility Mitigation
�rlr Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL.Business BS.Building Services
7705, 7735 Navajoa Ave License FD:Fire WaIrnent
GP Grading Permit PD:Police Depainent
PD-25 Master Plan of Development BP.BuildingPemd CE:City Engineer
FI:Final Inspection WW:Wastewater
TO:Temporary CA City AComey
Occupancy
F0:Final Occupancy
50 Prior to the final inspection, the applicant shall submit a written certification BP GP CE
from a registered civil engineer or land surveyor that all survey monuments
have been set as shown on the final map.
51 An encroachment permit shall be obtained prior to any work within City rights BP,GP CE
of way
52. Prior to the issuance of building permits the applicant shall submit a grading BP,GP CE
and drainage plan prepared by a registered civil engineer for review and
approval by the City Engineer
Atascadero Mutual Water Company
53. Before the issuance of building permits,the applicant shall submit plans to
AMWC for the water distribution facilities needed to serve the project.
AMWC shall review and approve the plans before construction begins on
the water system improvements. All water distribution facilities shall be
constructed in conformance with AMWC Standards and Details and the
California Waterworks Standards(Code of Regulations Title 22, Division 4
Chapter 16). All cross-connection devices shall conform to AWWA and
fir► California Department of Health Services standards.
54 Before the start of construction on the water system improvements,the
applicant shall pay all installation and connection fees required by AMWC
Subject to the approval of AMWC the applicant may enter in to a deferred
connection'agreement.
55 Before issuance of building permits,the applicant shall obtain a 'Will
Serve letter from AMWC for the newly created lots within the subdivision.
56 The applicant shall provide AMWC with easements for those water
facilities proposed for operation and maintenance by AMWC that are
constructed outside of publicly maintained right-of-ways. AMWC shall
review the form and content of the easements before recordation.
57 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.
58 The applicant shall obtain a separate landscape-irrigation meter from
AMWC for the common areas within the project. Landscaping for common
areas shall be drought-tolerant. The landscaping for common areas shall
conform to the mitigation measures noted in Table II-7 Hydrology and
Water Quality of the General Plan 2025. The applicant shall keep the use
of turf grass in common area landscaping and in other areas to a
City of Atascadero
Resolution No.2006-006
Page 12 of 24
Conditions of Approval I Timing Responsibility Mitigation
,%W Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL.Business BS.Building Services
7705,7735 Navajoa Ave License FD:Fire Departrnerd
GP Grading Permit PD:Police Depatment
PD-25 Master Plan of Development BP BuildingPermt CE:City Engineer
FI;Final Inspection WW:Wastewater
T0:Temporary CA City Allomey
occupancy
F0:Final occupancy
minimum
Mitigation Measures
Mitigation Measure 1.c.1 The shared driveway shall be of a decorative nature BP PS 1.c.1
to minimize the visual impact of the paved area.
Mitigation Measure 1.d.1 Exterior lighting shall be limited to wall mounted BP PS 1.d.1
building lighting only All exterior lighting shall be designed to eliminate any off
site glare and shall utilize full cut-off 'hooded"lighting fixtures to prevent offsite
light spillage and glare. Fixtures shall be shield cut-off type and compatible with
historic setting subject to staff approval.
Mitigation Measure 3.b.1 The project shall be conditioned to comply with all BP BS 3.b.1
applicable District regulations pertaining to the control of fugitive dust(PM-)as
contained in sections 6 3, 6.4 and 6.5 of the April 2003 Air Quality Handbook.
• Asbestos has been identified by the state Air Resources Board as a
toxic air contaminant. Serpentine and ultramafic rocks are very
common in the state and may contain naturally occurring asbestos.
Under the State Air Resources Board Air Toxics Control Measure
(ATCM)for Construction, Grading, Quarrying and Surface Mining
Operations prior to any grading activities at the site the project
proponent shall ensure that a geologic evaluation is conducted to
determine if naturally occurring asbestos is present within the area
that will be disturbed If Naturally Occurring Asbestos(NOA)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. If NOA is not present,
an exemption 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 Should Naturally
Occurring Asbestos be identified within the area of construction
and the worked area will be less than or equal to one acre,then the
dust control measures identified below are required If the
disturbed area is greater than one acre additional 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.
• Dust Control Measures for Construction and Grading Operation
Projects One Acre or Less: No person shall engage in any
construction or grading operation on property where the area to be
disturbed is one (1 0)acre or less unless all of the following dust
mitigation measures are initiated at the start and maintained
throughout the duration of the construction or grading activity-
(A)Construction vehiclespeed at the work site must be limited to
City of Ataseadero
Resolution No.2006-006
Page 13 of 24
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL.Business BS.Building Services
7705,7735 Navajoa Ave License FD:Fire Departnent
GP'Grading Penrvt PD:Police Departrnent
PD-25 Master Plan of Development BP Building Permit CE:City Engineer
FI:Final Inspection WW:Wastewater
TO:Temporary CA City Attorney
Occupancy
F0:Final Occupancy
fifteen(15)miles per hour or less,
(13)Prior to any ground disturbance,sufficient water must be
applied to the area to be disturbed to prevent visible emissions
from crossing the property line;
(C)Areas to be graded or excavated must be kept adequately
wetted to prevent visible emissions from crossing the property
line,
(D)Storage piles must be kept adequately wetted treated with a
chemical dust suppressant,or covered when material is not
being added to or removed from the pile;
(E) Equipment must be washed down before moving from the
property onto a paved public road and
(F)Visible track-out on the paved public road must be cleaned
using wet sweeping or a HEPA filter equipped vacuum device
within twenty-four(24)hours.
�lflrr Mitigation Measure 4.e.1 The Grading Plan shall identify tree protection GP PS 4.e.1
fencing around the dripline of each existing on-site or off-site native tree within
20 feet of construction activity
Mitigation Measure 4.e.2: Grading and excavation and grading work shall be GP PS 4.e.2
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 dripline of
all trees.
5 All trees within the area of 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
Mitigation Measure 4.e.3 An arborists report shall be required prior to project GP PS 4.e.3
implementation. The report shall identify each native tree proposed for
removal and each tree within the project area subject to potential impact. The
report shall provide recommendations for tree pruning tree protection of
existing native trees to remain and identify native tree impact/replacement
mitigation per the Atascadero Municipal Code Section 9-11.5
City of Atascadero
Resolution No.2006-006
Page 14 of 24
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Sermin
Bl.Business BS.Building Services
7705,7735 Navajoa Ave license FD:Fire Depalment
GP'Grading Permit PD:Police Department
PD-25 Master Plan of Development BP'Building Permit CE:City Engineer
FI:Final Inspection WW:Wastewater
T0:Temporary CPL City Attomey
Occupancy
F0:Final occupancy
Mitigation Measure 6.b: The grading permit application plans shall include GP CE 6.b
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.c.d. A soils report shall be required to be submitted with GP BS 6.c.d
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
residents and buildings.
Mitigation Measure 8.ef- The developer is responsible for ensuring that all BP CE 8.0
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 work orders.
Mitigation Measure 11 A All construction activities shall comply with the City of Ongoing BS/PS 11.d
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 hours of construction may be modified by the Community Development
Director upon a determination that unusually loud construction activities are
having a significant impact on the neighbors.
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 Community Development Director
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.
City of Atascadero
Resolution No.2006-006
Page 15 of 24
i4, EXHIBIT B: Master Plan of Development/Site Plan
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City of Atascadero
Resolution No.2006-006
Page 16 of 24
VOW EXHIBIT C: Landscape Plan
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City of Atascadero
Resolution No.2006-006
Page 17 of 24
EXHIBIT D: Floor Plans Unit Al and A2
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City of Atascadero
Resolution No.2006-006
Page 18 of 24
EXHIBIT E: Floor Plans Units B1, B2, B3
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City of Atascadero
Resolution No.2006-006
Page 19 of 24
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City of Ataseadero
Resolution No.2006-006
Page 20 of 24
EXHIBIT F• Elevations Units Al,A2
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City of Atascadero
Resolution No.2006-006
Page 21 of 24
*ape EXHIBIT G: Elevations Unit 131, B2, B3
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City of Atascadero
Resolution No.2006-006
Page 22 of 24
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City of Atascadero
Resolution No.2006-006
Page 23 of 24
EXHIBIT H: Grading and Drainage Plan
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City of Atascadero
Resolution No.2006-006
Page 24 of 24
llrr EXHIBIT 1: Color and Materials
**See project file for colors**
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