HomeMy WebLinkAboutResolution 2005-019 RESOLUTION NO. 2005-019
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RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2004-0138 (MASTER PLAN OF
DEVELOPMENT) ON APN 030-121-026
(7392 Santa Ysabel Avenue/ Garage)
WHEREAS, an application has been received from Aaron Garage (P.O Box 6411, Los
Osos, CA 93412), Applicant and Property Owners, Patrick Kennedy (121 LePoint St., Arroyo
Grande, CA 93420) and Christopher Blair (750 Upper Los Berros Rd., Nipomo, CA 93444), 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 Planned Development Overlay #7) with the
adoption of a Master Plan of Development, and a four lot Tentative Parcel Map on APN 030-
121-026; and,
WHEREAS, the site's General Plan Designation is HDR (High-Density Residential);
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/PD-7 (Residential Multi-
\Ww Family-16/Planned Development Overlay#7); and,
WHEREAS, the PD-7 Overlay District requires a Master Plan of Development to be
approved in the form of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0001 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 February 15, 2005, studied and considered Conditional Use Permit 2004-
0138 (Master Plan of Development), after first studying and considering the Proposed Mitigated
Negative Declaration prepared for the project, and
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WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on March 22, 2005, studied and considered Conditional Use Permit 2004-0138 (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 the PD-7 Ordinance; 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. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That 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-7 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 March 22, 2005, resolved to approve Conditional Use Permit 2004-0138
(Master Plan of Development) subject to the following:
EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
EXHIBIT B: Master Plan of Development (Site Plan)
EXHIBIT C: Statistical Project Summary
EXHIBIT D: Landscape Plan
EXHIBIT E: Grading and Drainage Plan
EXHIBIT F: Floor Plans,Elevations
On motion by Council Member Clay and seconded by Mayor Pro Tem O'Malley, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Clay, O'Malley, Pacas and Mayor Scalise
NOES: Council Member Luna
ABSENT: None
ADOPTED: April 12, 2005
CITY OF ATASCADERO
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Wen y Scal' , Mayor
ATTEST:
Marcia McClure Torgerson, C.M.C., Ci , Clerk
APPRO'QD AS TO FORM:
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Patrick!-. Enri�h , City Attorney
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EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
PD-7 Master Plan of Development(CUP 2004-0138)ZCH 2004-0090
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Permit FD:Fire Department
BP:Building Pernil PD:Police Depairnent
FI:Final Inspection CE:City Engineer
TO:Teaporary WW:Wastewater
PD-7 Master Plan of Development Occupancy CA City Attorney
CUP 20040138/ZCH 20040090 FO:Final Occupancy
Planning Services
1. The approval of this zone change and use permit shall become final BP PS
and effective following City Council approval.
2. Approval of this Master Plan of Development shall be valid concurrently FM PS
with the life of Tentative Parcel Map 2004-0066 and then indefinitely
following final map. The Master Plan of Development approval shall
expire and become null and void unless a final map is recorded
consistent with the Master Plan of Development.
3. Subsequent changes to the Master Plan of Development shall be On-going PS
approved by the City Council with a recommendation from Planning
Commission.
4. The Community Development Department shall have the authority to BP/FM PS
rlw►r approve the following minor changes to the project the(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. The Planning
Commission shall have the final authority to approve any other
changes to the Master Plan of Development and any associated
Tentative Maps.
5. All subsequent Maps and construction permits shall be consistent with BP/FM PS
the Master Plan of Development contained herein.
6. The applicant shall defend,indemnify,and hold harmless the City of BP/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 project.
7. All exterior elevations,finish materials and colors shall be consistent BP PS
with the Master Plan of Development as shown in EXHIBITS D and F
to include the following,subject to staff approval:
• The applicant shall submit a new color board to reflect deep
earth-tone colors,consistent with the selected architectural
style,subject to final staff approval. If La Habra Stucco
Colors are used,select from the following: Santa Fe, San
Simeon, Sierra Tan,Alamo,Adobe, Mirage or Viejo.
• Exterior stucco shall be smooth hand trowled as noted on Exhibit
F.
All exterior windows shall be of beige,taupe or similar color and
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Permit FD:Fire Depadirri
BP:Building Permit PD:Police Department
FI:Final Inspectbn CE:City Engineer
130-7 Master Plan of Development TO:Temporary WW:Wastewater
p Occupancy CA City Attorney
CUP 20040138/ZCH 20040090 FO:Final Occupancy
not be white.
■ All windows and garage doors shall be recessed and not be flush
with the exterior stucco finish.
■ Improve the window fenestration of the lot#2 east elevation by
adding and organizing windows and/or other architectural
treatment.
■ Proposed EI Camino blend or similar selection of Spanish tile color
tile is acceptable,subject to staff approval.
• All garage doors shall be of architectural grade and high durable
quality and painted to match or compliment the final approved
building colors. Garage doors may either be purchased from the
factory in a color approved by staff,or may be purchased in a
primer finish to be painted in a color approved by staff.
■ Tile shade elements consistent with the project elevations shall be
included on all South and West elevations.
8. All site development shall be consistent with the maximum intensities BP/FM PS
described in the statistical project summary as shown in EXHIBIT B
AND C.
9. All site work,grading,and site improvements shall be consistent with BP/FM PS
the Master Plan of Development as shown in EXHIBITS B THROUGH
E with the following minor site modification:
• The Lot 4 driveway shall be modified to allow a vehicle to back
out in a southerly direction.
• The retaining wall at the rear of the project site shall be
constructed of dark color split face block.
10. All project fencing shall be installed consistent with EXHIBIT D subject BP/FM PS
to the following modifications:
• The design of all fencing shall be of high architectural quality,
durability,and compatible with the selected architectural building
design,subject to staff approval. Where existing perimeter fencing
is retained,it shall be repaired as required to perform as fully and
aesthetically functional.
• Fence and gates specifically between lots 1 and 2;and lots 3 and
4 shall be designed as a stucco wall with heavy wood gate and
heavy iron hardware,designed consistent with the proposed
buildings and architectural style,subject to staff approval.
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Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
'*►° BL Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Permt FD:Fire Department
BP:Building Pemtt PD:Poke Deparhnent
FI:Final Inspection CE:City Engineer
PD-7 Master Plan of Development occupancy rnporary caca�niiorney
CUP 2004-0138/ZCH 2004-0090 FO:Final Occupancy
11. A final landscape and irrigation plan shall be submitted with the final BP PS
map application and shall be approved with recordation of the final
map. Landscaping shall be included as part of site improvement plan
consistent with EXHIBIT D,as conditioned. Landscaping shall be
installed prior to final of each building permit. All exterior meters,air
conditioning units,and mechanical equipment shall be screened with
landscape material. Trash/recycle container areas shall be screened
with fencing or landscape.
The developer shall landscape all front and street-facing side yards,
and rear yards and privacy shrubs and trees be planted along the
north,south and west sides of the development,subject to staff
approval. All landscape maintenance shall be the responsibility of the
individual property owner.
All proposed tree locations,species,and sizes shall be as identified in
EXHIBIT D,as conditioned. Trees shall be double staked.
■ The drainage detention basin shall be landscaped by the
developer and maintained by the homeowner homeowner's
association or other mechanism approved by the City.
rN Additional tree and shrub plantings shall be located along the
north,south and west edges of the overall site to add privacy
between existing adjacent residences and to buffer any
commercial uses to the west,subject to staff approval. Final
street tree species selection shall be subject to staff approval.
■ Western Redbud planting shall be expanded along the north
side of lots 1 and 2,spacing and quantities subject to staff
approval.
■ Driveway paver selection shall be compatible with proposed
architecture and subject to final staff approval.
■ Walkways to each front door and the"bridge walkway'are not
required to be constructed with pavers,and may be of smooth
brushed concrete finish.
■ The project may incorporate carefully designed and constructed
low front yard landscape walls to match the building parapet
wall finishes and colors,subject to staff approval.
■ Fruitless olive trees or similar shall be substituted for the
proposed magnolias.
12. Affordable Housing Requirement: The applicant shall either designate FM,BP PS,CE
one unit as moderate-income unit,deed-restricted for a 30-year period
or pay an in-lieu fee of 5%of the valuation of the market rate unit(s)
prior to or concurrent with final map.
13. Affordable Workforce Housing FM,BP PS,CE
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Business Lcense BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Permit FD:Fire Department
BP:Building Permit PD:Police DeWmant
FI:Final Inspection CE:City Engineer
ewater
PD-7 Master Plan of Development TO0c7enVyrarY WW:Cty Attorney
p Occupancy CA City Attorney
CUP 20040138/ZCH 20040090 FO:Final Occupancy
Prior to recordation of final map,the applicant shall 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.
14. All exterior material finishes(stone,siding,stucco facades,accent BP PS
materials,lighting,garage doors)shall be durable,high quality,and
consistent with the architectural appearance of each home.
15. 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:
a. Provisions for maintenance of all common areas including
access,parking,street trees,fencing and landscaping.
b. A detailed list of each individual homeowner's
responsibilities for maintenance of the individual units.
C. Individual unit's responsibility for keeping all trash
receptacles within the unit's garage.
d. 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.
16. The emergency services and facility maintenance costs listed below FM 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 City
Attorney, City Engineer and Administrative Services Director prior to
acceptance of any final map. The administration of the above
Conditions of Approval/ Timing Responsibility Mitigation -
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
' BL:Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Permit FD:Fire Department
BP:Building Pend PD:Police Department
FI:Final Inspection CE:City Engineer
PD-7 Master Plan of Development �T�cv�" ca cWastewater
aio ey
CUP 20040138/ZCH 20040090 FO:FinalOccuparcy
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 FM PS
project 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 Owners
Association.
■ All streets,sidewalks, roads,and sewer mains within the project.
■ All drainage facilities and detention basins.
■ 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
City Engineer Standard Conditions
18. All public improvements shall be constructed in conformance FM/FO PW
with the City of Atascadero Engineering Department Standard
Specifications and Drawings and/or as directed by the City
Engineer.
19. In the event that the applicant is allowed to bond for the public FM PW
improvements required as a condition of this map,the applicant
shall enter into a Subdivision Improvement Agreement with the
City Council.
20. An engineer's estimate of probable cost shall be submitted for FM PW
review and approval by the City Engineer to determine the
amount of the bond.
21. The Subdivision Improvement Agreement shall record FM PW
concurrently with the Final Map.
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Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Pemut FD:Fire Department
BP:Building Perm t PD:Police Department
FI:Final Impaction CE:City Engineer
TO:Temporary WW:Wastewater
PD-7 Master Plan of Development Occupancy CA CityAttomey
CUP 20040138/ZCH 20040090 FO:Final Occupancy
22. An encroachment permit shall be obtained prior to the issuance BP PW
of building permit.
23. A six (6) foot Public Utility Easement (PUE) shall be provided FM PW
contiguous to the Sinaloa Avenue property frontage.
24. The applicant shall be responsible for the relocation and/or BP PW
alteration of existing utilities.
25. The applicant shall install all new utilities (water, gas, electric, BP PW
cable N and telephone) underground. Utilities shall be
extended to the property line frontage of each lot or its public
utility easement.
26. The applicant shall monument all property comers for FM PW
construction control and shall promptly replace them if
disturbed.
27. The applicant shall acquire title interest in any off-site land that FM PW
may be 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.
28. Slope easements shall be provided as needed to accommodate FM PW
cut of fill slopes.
29. Drainage easements shall be provided as needed to FM PW
accommodate both public and private drainage facilities.
30. A preliminary subdivision guarantee shall be submitted for FM PW
review in conjunction with the processing of the parcel map.
31. All existing and proposed utility, pipeline, open space, or other FM PW
easements are to be shown on the parcel map. If there are
building or other restrictions related to the easements,they shall
be noted on the parcel map. The applicant shall show all
access restrictions on the parcel map.
32. The final map shall be signed by the City Engineer prior to the FM PW
map being placed on the agenda for City Council acceptance.
33. Prior to recording the parcel map, the applicant shall submit a FM PW
map drawn in substantial conformance with the approved
tentative map and in compliance with all conditions set forth
herein. The map shall be submitted for review and approval by
the City in accordance with the Subdivision Map Act and the
City's Subdivision Ordinance.
�>rrr 34. Prior to recording the parcel map, the applicant shall set FM PW
monuments at all new property comers. A registered civil
Conditions of Approval! Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Sery ces
BL:Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Permit FD:Fre Deparlmant
BP:Building Penn it PD:Police Department
FI:Final Inspect& CE:City Engineer
PD-7 Master Plan of Development
TO: ncWastewater
an mey
CUP 2004-0138/ZCH 2004-0090 FC:Final Oxupancy
engineer or licensed land surveyor shall indicate by certificate
on the parcel map,that corners have been set or shall be set by
a date specific and that they will be sufficient to enable the
survey to be retraced.
35. Prior to recording the parcel map, the applicant shall pay all FM PW
outstanding plan check/inspection fees.
36. Prior to recording the parcel map, the applicant shall complete FM PW
all improvements required by these conditions of approval.
37. Prior to recording the parcel map, the applicant shall have the FM PW
map reviewed by all applicable public and private utility
companies (cable, telephone, gas, electric, Atascadero Mutual
Water Company). The applicant shall obtain a letter from each
utility company indicating their review of the map. The letter
shall identify any new easements that may be required by the
utility company. A copy of the letter shall be submitted to the
City. New easements shall be shown on the parcel map
38. Upon recording the final map, the applicant shall provide the FM PW
City with a black line clear Mylar(0.4 mil) copy and a blue line
print of the recorded map.
39. Prior to the final inspection of any public improvements, the BP PW
applicant shall submit a written statement from a registered civil
engineer that all work has been completed and is in full
compliance with the approved plans.
40. Prior to the final inspection, the applicant shall submit a written BP PW
certification from a registered civil engineer or land surveyor that
all survey monuments have been set as shown on the final
map.
City Engineer Project Conditions
41. Driveway approaches shall be constructed to current ADA FMBP PW
regulations. This includes a 4-foot landing at the back of the
driveway approach. If necessary, applicant shall supply public
pedestrian easement to allow for landing.
42. Buildings shall be connected by four individual 4"sewer laterals, FM/BP PW
or a single 6"sewer lateral.
43. All sewer laterals serving buildings where the finish floor is less FM/BP PW
than 12-inches above the next upstream manhole shall be fitted
with a backflow prevention device.
44. A drainage report prepared by a civil engineer shall be FM/13P PW
submitted for review and approval of the City Engineer, prior to
' building permit issuance or recordation of the final map. A
detention basin shall be provided for all increased runoff in
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
Bl:Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Peril FD:Fee Department
BP:Balding Pemd PD:Police Department
FI:Final Inspection CE:City Engineer
PD-7 Master Plan of Development �upancy rary cacWastewater
nno ey
CUP 200401381 ZCH 20040090 FO:Final Occupancy
accordance with the City Municipal Code and Engineering
Standards.
Atascadero Mutual Water Company
45. Before the issuance of building permits,the applicant shall BP BS
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.
46. Before the start of construction on the water system BP BS
improvements,the applicant shall pay all installation and
connection fees required by AMWC.
47. Before issuance of building permits, the applicant shall obtain BP BS
a"Will Serve" letter from AMWC for the newly created lots
within the subdivision.
48. Separate water meters for domestic water service are BP BS
required for each individual lot.
Mitigation Measures
Exhibit A Timing Responsibility Mitigation
/Monitoring Measure
Mitigation Monitoring Program
GP:Grading PemiA PS:Planning Services
ZCH 20040090 BP:Building PenNt BS:Building Services
TO:Tegmrary FD:Fre Department
Occupancy PD:Police Department
FI:Feial inspection CE:City Engineer
Final 7392 Santa Ysabel Ave. FO: al Occupancy WW:Wastewater
CA City Attorney
AMWC:Water Comp.
Mitigation Measure 3.b.1: The project shall be conditioned to comply BP SS/PS 3.b.1
with all 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.
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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
8L:Business L'cense BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Permit FD:Fire Department
BP Building Perrnil PD:Police Department
FI:Final Inspection CE:City Engineer
PD-7 Master Plan of Development OccTupean�cyre" C AC�auomey
CUP 20040138 I ZCH 20040090 FO:Feral Occupancy
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.
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.
I. 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 with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit unpaved roads
onto streets,or was 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
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
Mrr' BL Business License BS:Building Services
7392 Santa Ysabel Ave. GP:Grading Pemat FD:Fire Department
BP:Building Perm t PD:Police Department
FI:Final Inspection CE:City Engineer
PD-7 Master Plan of Development
TO:
rary c City Wastewater
n meyr
CUP 20040138/ZCH 20040090 FO:FinalCccupancy
clearance for finish grading of any structure.
Mitigation Measure 6.b.1: All cut and fill slopes shall be hydro seeded BP BS/PS 6.b.1
with an appropriate erosion control method(erosion control blanket,
hydro-mulch,or straw mulch appropriately anchored)immediately after
completion of earthwork between the months of October 15 through April
15. All disturbed slopes shall have appropriate erosion control methods
in place. Duration of the project: The contractor will be responsible for
the clean up of any mud or debris that is tracked onto public streets by
construction vehicles.
Mitigation Measure 4.e.1: The Precise Grading Plan shall identify tree BP BS/PS 4.e.1
protection fencing around the dripline of each existing on-site tree and/or
native shrub mass within 20 feet of construction activity.
Mitigation Measure 4.e.2: Grading and excavation and grading work
shall be consistent with the City of Atascadero Tree Ordinance. Special
precautions when working around native trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be
pruned prior to any heavy equipment work being done.
4. Vehicles and stockpiled material shall be stored outside the
dripline of all trees.
5. All trees within the area of work shall be fenced for protection
y, 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 6.c.d.1: A soils report shall be required to be BP BS 6.c.d.1
submitted with a future building permit by the building department.The
building plans will be required to follow the recommendations of the soils
report to assure safety for residents and buildings
Mitigation Measure 6.e.1: Percolation tests are required in the City of BP BS/PS 6.e.1
Atascadero before building permits for residences can be issued.
Mitigation Measure 11.d.1: All construction activities shall comply with BP BS/PS 11.d.1
the City of Atascadero Noise Ordinance for hours of operation.
EXHIBIT B:Master Plan of Development(Site Plan)
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