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HomeMy WebLinkAbout2006-077 RESOLUTION NO 2006-077 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2005-0150 (MASTER PLAN OF DEVELOPEMNT) ON APN 030-292-022 (San Andres/Barre) WHEREAS, an application has been received from Gene Barre (PO Box 776, Templeton, CA 93465) Applicant and Property Owner, to consider a project consisting of a Zone Change from RMF-10 (Residential Multi-family-10) to RMF-10/PD25 (Residential Multi- Family-10 with a Planned Development Overlay 25) with corresponding Master Plan of Development and Vesting Tentative Tract Map located at 8255 San Andres Avenue, (APN 030- 292-022), 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 with PD25 (Residential Multi-Family-10 with a Planned Development Overlay 25), and, WHEREAS, the Planned Development #25 Overlay Zone 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 2006-0019 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 June 20, 2006 studied and considered the Conditional Use Permit 2005- 0150 (Master Plan of Development), 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 August 8, 2006, studied and considered Conditional Use Permit 2005-0150 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, City of Atascadero Resolution No.2006-077 Page 2 of 22 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 detnmental 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 overlay zone cannot be reasonably achieved through existing development standards or processing requirements, and, �1rr City of Ataseadero Resolution No.2006-077 Page 3 of 22 SECTION 2. Findings for Approval of Tree Removal. The City Council finds as follows. �r 1 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 ■ Early consultation with the City; ■ Consideration of practical design alternatives, ■ Provision of cost comparisons (from applicant) for practical design alternatives, ■ If saving tree eliminates all reasonable uses of the property; or ■ If saving the tree requires the removal of more desirable trees. SECTION 3 Approval. The City Council of the City of Atascadero, in a regular session assembled on August 8, 2006 resolved to approve Conditional Use Permit 2005-0150 (Master Plan of Development) and Tree Removal Permit subject to the following- EXHIBIT A. Conditions of approval /Mitigation Monitoring Program EXHIBIT B Master Plan of Development/ Site Plan EXHIBIT C Floor Plan and Elevations EXHIBIT D Preliminary Landscape Plan EXHIBIT E Tree Protection Plan EXBIBIT F Grading, Drainage and Utility Plan City of Atascadero Resolution No.2006-077 Page 4 of 22 On motion by Council Member Clay and seconded by Mayor Pro Tem Pacas, the `A' foregoing Resolution is hereby adopted in its entirety on the following roll call vote AYES Council Members Clay, Luna, Pacas and Mayor O'Malley NOES None ABSENT One Vacancy ADOPTED August 8, 2006 CITWOF ATASC ERO By m O'Malley, Ma or ATTEST �n Marcia McClure Torgcrson, C.M.0 , CiV Clerk ' ► APPROVED AS .'O FORM Patnck b, nn ht, Chy Attorney City of Atascadero Resolution No.2006-077 Page 5 of 22 EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program Planned Development-25/CUP 2005-01502CH 2005-0097/TTM 2006-0088 Conditions of Approval/ Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL.Busness 9 8255 San Andres Avenue License GP Grading PS.Planning Permit Serves ZCH 2005-0097, CUP 2005-01x50, TTM 200!'x0088 Permit SeVlGes i� R:Final FD:Fire lnspecpon Departrnent TO Temporary PD:Police Occupy Department F0:Final CE.City Engineer Occupancy WW:wastewater CA City Attorney Planning Services 1 The approval of this zone change and use permit shall become final and effective FM PS following City Council approval. 2. The approval of this use permit shall become final and effective for the purposes of FM PS issuing building permits thirty(30)days following the City Council approval of ZCH 2005- 0097 upon second reading unless prior to that time,an appeal to the decision is filed as set forth in Section 9-1 111(b)of the Zoning Ordinance. 3. The Community Development Department shall have the authority to approve the BP/FM PS,CE following minor changes to the project that(1)modify the site plan project by less than 10% (2)result in a superior site design or appearance and/or(3)address a construction design issue that is not substantive to the Master Plan of Development. 4 Approval of this Conditional Use Permit shall be valid for twelve(12)months after its BP/FM PS 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. 5 The applicant shall defend,indemnify and hold harmless the City of Atascadero or its Ongoing PS 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 6 All subsequent Tentative Map and construction permits shall be consistent with the BP/FM PS,CE Master Plan of Development contained herein. 7 All exterior elevations,finish materials and colors shall be consistent with the Master Plan BP PS of Development as shown in EXHIBIT B and C 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. ■ Windows shall be gridded on all four elevations. ■ Roofs shall be architectural grade dimensional shingles. 8 All site development shall comply with the standards of the Planned Development 25 BP PS, BS Overlay District. City of Atascadero Resolution No.2006-077 Page 6 of 22 Conditions of Approval/ Timing Responsib Mitigation y,r Mitigation Monitoring Program iiity Measure /Monitorin BL Business 9 8255 San Andres Avenue License GP,Gracing PS.Planning Permit Services BS.BLWding ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 P��`� sawces Fl:Final FD:Fre Inspection Depanment TO:Tenpaany PD:Police 00CWancy Department F6 Final CE.City Engi eer Occupancy WW:Wast va€er CA Cil' y ■ All site work,grading,and site improvements shall be consistent with the Master Plan BP/FM PS,BS, of Development as shown in EXHIBIT B D E,and F with the following modifications: CE • The two car garage for the existing residence shall be removed and a carport shall be constructed at the front of the residence to allow the rear residences to provide a greater setback from the riparian corridor 9 All project fencing shall be installed consistent with EXHIBIT B and D subject to the GP/BP PS following modifications: • Fencing material and treatment shall comply with the PD25 standards. ■ Final fence location shall be subject to staff approval. • No fencing shall cross the creek channel nor shall be placed in any way which restricts flow Fencing adjacent to the open space easement shall be transparent in nature. 10 Final selection of colors and materials shall be subject to staff approval GP/BP PS 11 Eliminate the garage for the existing residence and relocate the parking to the front of the house.This parking shall utilize a trellis design and shall qualify as the covered parking for the existing unit.The proposed units shall be shifted forward to lessen impacts to the adjacent riparian area. 12. 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 D 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. • 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. �iirr' City of Atascadero Resolution No.2006-077 Page 7 of 22 Conditions of Approval/ Timing Responsib Mitigation Mitigation Monitoring Program iiity Measure /Monitorin BL.Business 9 8255 San Andres Avenue License GP Gracing PS.Planning Permit Serra 8P,Bdng BS.Budding ZCH 2005-0097, CUP 2OO5-Of5O, TTM 2OO&0088 Permit Sennces A:Final FD:Fie Inspection Deparaenl T0:Temporary PD:Police Occupwq Department F0:Final CE.City Engineer Occupancy WW:Wastewater CA City Attorney 13 The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas,consistent with EXHIBIT D 14 Affordable Housing Requirement: The applicant shall comply with the City Council GP/BP PS,CA inclusionary housing policy and either deed restrict 20%of the proposed units or pay an in-lieu fee based on 5%of the construction valuation of each new and existing housing unit. 15. Workforce Housing: Prior to recordation of final map,the applicant shall enter into a legal BP PS,CA agreement with the City to reserve Y2 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. 16 A Tree Protection Plan shall be submitted with subsequent building permits for GP/BP PS encroachment within the drip line of native trees located on the subject parcel and any adjacent properties.The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. 17 An address marker to include address for all units shall be located at the public street GP/BP PS access point.The address marker shall be compatible with the project architecture. 18 The emergency services and facility maintenance costs listed below shall be 100% BP PS 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. City of Atascadero Resolution No.2006-077 Page 8 of 22 Conditions of Approval/ Timing Responsib Mitigation Mitigation Monitoring Program iiity Measure /Monitorin BL Business 9 8255 San Andres Avenue Licen� GP Grading PS:Planrdrg Permit services BS:BuUng ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Pe�`� Servres FI:Final FD:Fie Inspection Deparhnerrt To Temporary PD:Police Dccupa W Depatnent Mr.Final CE City Engineer Occupancy WW:Was6eweber CA City Atbrney • All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 19 All tract maintenance costs listed below shall be 100%funded by the project in perpetuity BP PS 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 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 20 Prior to final map the applicant shall submit CC&Rs for review and approval by the BP PS,BS 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 err City of Atascadero Resolution No.2006-077 Page 9 of 22 Conditions of Approval/ Timing Responsib Mitigation err' Mitigation Monitoring Program ility Measure /Monitorin BL.Business 9 8255 San Andres Avenue Lice GP Gr4ng PS:Planning Permit Senm BR Buiding BS.Budding ZCH 2005-0097, CUP 2005-0750, TTM 2006-0088 Penin Services FI:Final FD:Fie Inspec6an DQPa"eM TO:Temporary PD:P*e 000UP-4 Depatnent F0:Final CE Cily Engineer Occup-y WW:Wastewater CA City ABaney 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. 21 Approval of this permit shall include the removal of Native Trees. The Planning BP PS,BS Comissioned conditioned the project to relocate the rear units to save additional trees at the rear of the site.The original tree removal application included 9 trees.Staff anticipates that 5 trees could be saved with the recommended changes, however full analysis of revised plans will need to be done to ensure that this is feasible. If the applicant fails to save additional trees with the recommended changes, the project will be referred back to Planning Commission for further approval. The applicant shall be required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance.Any additional removals shall be subject to Planning Commission approval. irr A mitigation deposit shall be collected for the native oak tree adjacent to the driveway The applicant may submit written documentation that the tree remains in good health no sooner than 1-year after final of the project to receive a full refund of the deposit. 22. The applicant must provide for the repair and maintenance of on-site shared FM CE improvements.This includes roads,sidewalks,street trees,streetlights,private sewer system,drainage facilities,recreation areas and common landscaping.The two methods that may be used are: a. Homeowners Association.This private organization would be responsible for the maintenance, repair and replacement of the facilities. b.Assessment District and Landscape and Lighting District.Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City The City Engineer and City Attorney shall approve the final form prior to recordation. 23 The two guest parking spaces shall be relocated to the front of unit 2.Additional landscaping shall be included adjacent to the existing Colony Home. 24 The open space easement shall be increased as feasible to accommodate additional area achieved through the relocation of the garage for the existing Colony Home City Engineer Project Conditions City of Atascadero Resolution No.2006-077 Page 10 of 22 Conditions of Approval/ Timing Responsib Mitigation n Mitigation Monitoring Program iiity Measure /Monitorin BL.Business 9 8255 San Andres Avenue Li.. GP Grading Ps.Planning Pemut Services BS.Building ZCH 2005-0097, CUP 2005-0,150, TTM 200!'x0088 BP Building FI:Final FD:Foe Inspection Department TO Temporary PD:Porce Occupancy Depatnent F0:Final CE aly Engineer Occupancy ww:wastewater CA City A-*y 25. The applicant shall improve San Andres Avenue across the frontage of the property to the Local 405 street standard. Improvements shall include street widening, curb, gutter and sidewalk.5:1 asphalt tapers will be required from the gutter line to the edge of the existing pavement 26 The applicant shall overlay San Andres Avenue to a width of%the street plus 10'across the frontage of the property as directed by the City Engineer 27 Applicant shall provide a minimum of 2%drainage away from the buildings for 5' 28 Final drainage calculations supporting the sizing of the stormwater detention basin shall be submitted as part of any building permit for review by the City Engineer Basins to incorporate a safe path of travel for any emergency overflow of the basin 29 Drainage piping serving fixtures which have flood level rims located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve 30 Applicant shall pay sewer extension (Annexation), Connection and Reimbursement fees (if applicable)upon issuance of building permit City Engineer Standard Conditions 31 All public improvements shall be constructed in conformance with the City of Atascadero BP,GP CE Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 32. Full frontage improvements are required with this development. These include curb, BP GP CE gutter sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Final alignment and configuration of EI Camino Real shall be determined by the City Engineer This may require reconfiguration of roadway to allow for parking, bicycle lanes and/or tum lane. 33 All handicap ramps shall be constructed to current ADA requirements,including the use of BP,GP CE truncated domes. 34 Prior to issuance of building permits, the applicant shall submit a grading and drainage BP GP CE 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 City of Ataseadero Resolution No.2006-077 Page 11 of 22 Conditions of Approval/ Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL.Bus ness g 8255 San Andres Avenue License GP Graclirg PS.Planning Permit Services BR Butldng BS:Buddng ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Pemd Services FI:Final FD:Rue Inspection Departrnent Ta.Temporary PD:Police pangan,y Depa Ment Fr}Final CE City Engineer Occupancy WW:wastwato Ca city anomey 35. The Public Works Department shall approve all wastewater facilities prior to construction. BP,GP CE This includes pumps,force mains,cleanouts,manholes and connections. 36. Applicant shall pay sewer extension (annexation) fees upon issuance of building permit. BP,GP CE Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 37 Gravity mains and other sewer facilities within the subdivision shall be privately owned BP,GP CE and maintained. 38. Gravity mains within the subdivision shall be eight(8)inches in diameter BP GP CE 39 Gravity mains onsite shall end in a manhole. BP,GP CE STANDARD CONDITIONS 40 All public improvements shall be constructed in conformance with the City of Atascadero BP,GP CE Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 41 In the event that the applicant is allowed to bond for the public improvements required as FM CE a condition of this map the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 42. An engineer's estimate of probable cost shall be submitted for review and approval by the FM CE City Engineer to determine the amount of the bond. 43. The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM CE 44 The applicant shall be responsible for the relocation and/or alteration of existing utilities. BP GP CE 45. The applicant shall install all new utilities (water gas, electric, cable TV and telephone) BP,GP CE underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 46. The applicant shall monument all property comers for construction control and shall FM CE promptly replace them if disturbed. 47 The applicant shall acquire title interest in any off-site land that may be required to allow FM CE 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. City of Atascadero Resolution No.2006-077 Page 12 of 22 Conditions of Approval/ Timing Responsib Mitigation Mitigation Monitoring Program iiity Measure /Monitorin BL&ns ness g 8255 San Andres Avenue I-Ioem GP Gradrg PS.Plann ng Pem it des Licling ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 BP Buidrg Bs. Pemit Services Fl:Final FD:Fre Insimbon Departrnent TQ Temporary PD:Police Occupancy Department FQ Final CE CAy Engineer Occupancy WW:Wastewater CA City At u" 48. Slope easements shall be provided as needed to accommodate cut of fill slopes. FM CE 49 Drainage easements shall be provided as needed to accommodate both public and FM CE private drainage facilities. 50 The final map shall be signed by the City Engineer prior to the map being placed on the FM CE agenda for City Council acceptance. 51 Prior to recording the tract map, the applicant shall submit a map drawn in substantial FM CE 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. 52. Prior to recording the tract map the applicant shall set monuments at all new property FM CE 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. 53 Prior to recording the map, the applicant shall complete all improvements required by FM CE these conditions of approval 54 Prior to recording the tract map, the applicant shall have the map reviewed by all FM CE 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. 55. Upon recording the final map, the applicant shall provide the City with a black line clear FM CE Mylar(0.4 mil)copy and a blue line print of the recorded map. 56 Prior to the final inspection of any public improvements, the applicant shall submit a FM CE written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 57 Prior to the final inspection, the applicant shall submit a written certification from a BP,GP CE registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 58 An encroachment permit shall be obtained prior to any work within City rights of way BP,GP CE 59 Prior to the issuance of building permits the applicant shall submit a grading and drainage BP,GP CE plan prepared by a registered civil engineer for review and approval by the City Engineer Atascadero Mutual Water Company City of Ataseadero Resolution No. 2006-077 Page 13 of 22 Conditions of Approval/ Timing Responsib Mitigation ' 1r Mitigation Monitoring Program iiity Measure /Monitorin BL Business 9 8255 San Andres Avenue Licenee GP Grading PS:Planning Permit Services BS.Builcling ZCH 2005-0097, CUP 2005-01/50, TTM 2006-0088 PemBLid� Fl:Final FD:Fire Inspection Department TO:Tenpaary PD:Police Occupancy Deparhnent F0:Final CE City Engineer O=parK,y WW:wastewater CA'CAy fey 60 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 California Department of Health Services standards 61 Before issuance of building permits,the applicant shall obtain a"Will Serve"letter from AMWC for the newly created lots within the subdivision. Mitigation Measures Mitigation Measure 3.b.1 The project shall be conditioned to comply with all applicable BP BS 3.b.1 District regulations pertaining to the control of fugitive dust(PM-10)as contained in rrr 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 vehicle speed at the work site must be limited to fifteen(15)miles `errper hour or less, City of Atascadero Resolution No.2006-077 Page 14 of 22 Conditions of Approval/ Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL.Business g 8255 San Andres Avenue Lier GP Gradrg PS.Planning Pemd Services BS.801cling ZCH 2O0.�s-0097, CUP 2005-0150, TTM 2006-0088 PBuilili`g SePADM FI:Final FD:Rue Inspection Deparlinent TO:Temporary PD:Police Oxwancy Deparhnent F0:Final CE.City Engineer Occupancy WW:Wastewaller CA.City AtbT" (B) 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. ir>r Mitigation Measure 3.b.2: Naturally Occurring Asbestos(NOA)has been identified by the BP PS 3.b.1 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 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. Mitigation Measure 4.e.1 The Grading Plan shall identify tree protection fencing around 9P PS 4.e.1 the dripline or as recommended by the project arborist,of each existing on-site or off-site native tree City of Atascadero Resolution No.2006-077 Page 15 of 22 Conditions of Approval/ Timing Responsib Mitigation �'iiW Mitigation Monitoring Program iiity Measure /Monitorin Bl.Business 9 8255 San Andres Avenue erre GP Grading Ps.Planning Pemut BS.Buddrig Sery ces ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Pe'a g Savices FI:Final FD:Fre Inspection Depatmnt To Temporary PD:Price Occupancy Depabmnt FO:Final CE:City Enginreer Occup-1 WW:Wastewater CA:City Aft-y Mitigation Measure 4.e.2: Grading and excavation and grading work shall be consistent GP PS 4.e.2 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. City of Atascadero Resolution No.2006-077 Page 16 of 22 Conditions of Approval/ Timing Responsib Mitigation fir► Mitigation Monitoring Program dirty Measure /Monitorin BL.Business 9 8255 San Andres Avenue License PS.Plan GP Grading ri g Permit des BP Budding BS:Budding ZCH 2005-0097, CUP 2005-0150, TTM 2001'x0088 Permit Sem Fl:Final FD:Fre Inspec6m Deparnern T0:Tenporary PD:Police OCcuP-.y Depatrnent F0:Final CE:City Engineer occupancy WW:Wastewater CA Cily Attemey Mitigation Measure 4.e.3 The developer shall contract with a certified arborist during all GP PS 4.e.3 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/.inch granite covered with one-inch pea gravel for screeding or concrete with wells designed for water and air penetration to the rootzone. 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. Mitigation Measure 4.e.4 Stem wall construction shall be implemented for the rear units to avoid impacts to native trees and minimize grading ilir►" City of Ataseadero Resolution No.2006-077 Page 17 of 22 Conditions of Approval I Timing Responsib Mitigation + Mitigation Monitoring Program iiity Measure /Monitorin BL Business 9 8255 San Andres Avenue License GP Graclirg PS:Planning Pemit Services BP Buldirg BS.Bolding ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Penflit Swim FI:Final FD:Fre Inspection Depatnent Tl7 Tenporary PD:Police Occupancy Department FQ Final CE:City Engineer occupant WW:Wastewater CA City Atlamey Mitigation Measure 5.a.1 Any exterior building modifications or site plan changes not represented in the proposed project that could occur during the Building Permit application process or during construction shall be consistent with the Secretary of the Interior's Standards for Rehabilitation&Illustrated Guidelines for Rehabilitating Historic Buildings and shall meet the provisions of CEQA-Section 15064.5 as approved by Planning Staff Mitigation Measure 5.a.2: Decorative pavers or concrete shall be utilized for the construction of the shared driveway The existing gravel driveway shall be removed and the front yard shall be landscaped with native drought tolerant species. Mitigation Measure 5.a.3 The proposed garage for the existing home shall be designed to be consistent with the architecture and style of the historic home. Mitigation Measure 6.b The grading permit application plans shall include erosion control GP CE 6.b measures to prevent soil,dirt,and debris from entering the storm drain system during and after construction. Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a future GP BS 6.c.d 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.e.f.1 The developer is responsible for ensuring that all contractors BP CE 8.e.f 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.d: All construction activities shall comply with the City of Atascadero Ongoing BS/PS 11.d Noise Ordinance for hours of operation City of Atascadero Resolution No.2006-077 Page 18 of 22 ,%W EXHIBIT B: Master Plan of Development/Site Plan Is7 SAN ANDRES AVENUE ' I � H a" 71 Jj z . � y r• ; I 1 r. I C City of Atascadero Resolution No.2006-077 Page 19 of 22 EXHIBIT C: Floor Plan and elevations -------------- �5 - ---------- YYo---------------- Im ........... ............ .. ............ ............. WN ..... ................. City of Atascadero Resolution No.2006-077 Page 20 of 22 EXHIBIT D: Preliminary Landscape Plan .Alt sj, Il oil Z . < q"z,j City of Atascadero Resolution No.2006-077 Page 21 of 22 EXHIBIT E:Tree Protection Plan MPH q�k 34 '71 -t­ 4 VW City of Atascadero Resolution No.2006-077 Page 22 of 22 EXHIBIT F: Grading, Drainage and Utility Plan o i3li� ;; i IB LL m — i 7 t.ZT: t CL '>_ n I 3 �f7 I Fi I n i lag,JlJ� I I � ��• Im '9�7 0 I jalF fall€ Il�lgtl'll� I— �% .. it l 1�q9 i �ql TeatativeTract Map nals dee; 3 9y� ,e,,,,a,o„ Illlllr llij'9 ;lll,,,I'l,''�,�I �' � � '�( +" ��i►its it I � I �j lily ��