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HomeMy WebLinkAbout2007-003 RESOLUTION NO. 2007-003 am RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 2006-0078, AN ELEVEN LOT SUBDIVISION CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT ON APN 029-252-001 (5735/5715 Rosario Ave — Ravatt/Mayer/Albrecht/Mejia) WHEREAS, an application has been received from Greg Ravatt & Tina Mayer (5735 Rosario Ave, Atascadero CA 93422) & James Barton Albrecht & Natalie Mejia (4518 Hummel Dr., Santa Maria, CA 93455) Applicants and Property Owners, to consider a project consisting of a Zone Change from RMF-10 (Residential Multi-family-10) to RMF-10/PD28 (Residential Multi-Family-10 with a Planned Development Overlay 28) including an HS (Historic Site) Overlay Zone on lot 10 with corresponding Master Plan of Development and Vesting Tentative Tract Map located at 5715/5735 Rosario Avenue, (APN 029-252-001); 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 PD28 with an HS overlay zone on Lot 10 (Residential Multi-Family-10 with a Planned Development Overlay 28 — Historic Site overlay on Lot 10); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0033 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act(CEQA)have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on December 19, 2006 studied and considered Tentative Tract Map 2006- 0078, 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 January 23, 2007, studied and considered Tentative Tract Map 2006-0078, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; �r.r and, City of Atascadero Resolution No. 2007-003 Page 2 of 17 NOW THEREFORE, the City Council of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Vesting Tentative Tract Map, the City Council of the City of Atascadero finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements, including provisions of the PD-28 overlay district. 2. The proposed subdivision, as conditioned, is consistent with the Master Plan of Development(CUP 2005-0173). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) or equivalent shall be required that incorporate the Master Plan of Development conditions of approval to ensure that the site retains the proposed qualities (architecture, colors, materials, plan amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. am City of Atascadero Resolution No. 2007-003 Page 3 of 17 SECTION 2. Approval. The City Council of the City of Atascadero, in a regular session assembled on January 23, 2007, resolved to recommend that the City Council approve Tentative Tract Map (TTM 2005-0078) subject to the following: 1. Exhibit A: Tentative Tract Map 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. On motion by Council Member O'Malley and seconded by Council Member Brennler, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote: AYES: Council Members Beraud, Brennler, Clay, O'Malley and Mayor Luna NOES: None ABSENT: None ADOPTED: January 23, 2007 CITY RO By Mike Brennler, Mayor Pro Tem ow ATTEST: Marcia McClure Torgerson, C.M.C., CityP ferk APPROVED AS TO FORM: atrick L:"En ri t, ity Attorney aw City of Atascadero Resolution No. 2007-003 Page 4 of 17 Exhibit A:Tentative Tract Map 14 EM, gy ro; Y a i 7 , L ,t F s� •. 1 k s %- r"# d o v v ✓. ll�J�h Q oIr O fF F _Y s t wjt y �A a� y F w":,"'4, �' > a a• x � 1 City of Atascadero Resolution No. 2007-003 Page 5 of 17 Exhibit B:Conditions of Approval/Mitigation Monitoring Program Tentative Tract Map 2005-0078 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring BL:Business License PS:Planning Services 57-15/5735 Rosario Ave GP:Grating Pemit BS:Build ng Services BP:Building Penrit FD:Fire Department FI:Final Inspection PD:Police Department Bankes House P/armed Deve%pmenT0:Tenpaary f Occupancy TO: Cry Engineer A W�t F0:Final Occupancy C CA City Attorney Planning Services 1. The approval of this zone change and use permit shall become final and FM PS effective following City Council approval. 2. 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 2005-0109 and ZCH 2006-0128 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 BP/FM PS, CE approve 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 wrr substantive to the Master Plan of Development. 4. 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. 5. The applicant shall defend,indemnify,and hold harmless the City of Ongoin PS Atascadero or its agents,officers,and employees against any claim or g 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 BP/FM PS,CE with the Master Plan of Development contained herein. 7. All exterior elevations,finish materials and colors shall be consistent with BP PS the Master Plan of Development as shown in EXHIBIT B and J 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 consistent on all four elevations as shown in EXHIBITS E, G,and I. • Roofs shall be architectural grade dimensional shingles. Nair City of Atascadero Resolution No. 2007-003 Page 6 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring BL:Business License PS:Planning Services 57,15/5735 Rosario A ve GP.Gradrg Peand BS:Wding Services BP:Buiding Permt FD:Fire DeparUnent Fl:Final Inspection PD:Police Depa irnent Banker House Planned Development �w� CE-aty Engineer FO'Final Occupancy CA* Wastewater CA Oily Attorney ■ Stucco exterior shall be sand finish or similar. 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,J,K,and L. 9. All project fencing shall be installed consistent with EXHIBIT B,J,and K GP/BP PS subject to the following modifications: ■ Final fence location shall be subject to staff approval. ■ Privacy fencing of the gardens at the rear of the Colony Home shall be a maximum of 5-feet tall. • All retaining walls shall consist of rock veneer with a decorative cap similar to the rock pattern used on the historic colony walls or shall be stucco with a decorative cap consistent with building architecture. 10. Final selection of colors and materials shall be subject to staff approval. GP/BP PS 11. A final landscape and irrigation plan shall be approved prior to the issuance �rrr of building permits and included as part of site improvement plan consistent with EXHIBIT J,and as follows: ■ All exterior meters,air conditioning units and mechanical equipment shall be screened with landscape material. ■ All areas shown on the landscape plan shall be landscaped by the developer prior to the final of any single building permit on-site. ■ Final tree list shall be submitted with building permits,subject to staff approval. • 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. 12. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas,consistent with EXHIBIT J. 13. Affordable Housing Requirement: The applicant shall comply with the City GP/BP PS, CA Council 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. City of Atascadero Resolution No. 2007-003 Page 7 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring BL:Business License GP:Grading Penrit PS:Planning Services 5775/5735 Rosario Ave BP:Building Pemrt BS:Fire De Services FI:Final Inspection FO:Fire De trrent TO:Temporary PD:Police gine trnent Banker House Planned Development �w� W City Engineer FO Final Occupancy CA Wastewater CA City Attorney 14. Workforce Housing: Prior to recordation of final map,the applicant shall BP PS,CA enter 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 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. A Tree Protection Plan shall be submitted with subsequent building permits GP/BP PS lrrr for 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. 16. 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. 17. 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. 18. 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 City of Atascadero Resolution No. 2007-003 Page 8 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring YWrlr BL Business License PS:Planning Services 571515735 Rosario Ave c,�Gracing Permit BS:Building Services BP:Bolding Pemit FD:Fre Departrnent FI:Final Inspection PD:Police Department Banker House Planned Development TO T�ncy W :CAy Waste later P occupancy WW:wastewater F0:Final Occupancy CA Gty 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. 19. 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 homeowners 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 �irr City of Atascadero Resolution No. 2007-003 Page 9 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring BL:Business License GP:Grading Pertnd PS:Planning Services 5775/5735 Rosario Ave BP.Raiding Penni Bs:Building services FI:Final Inspection FD:Fire Deparfinent TO:Tenyraary PD:Police Departrr ent Banker House Planned Development �up� WW*W E�neer FO:Final Occupancy WW:AyAWaty CA City Attorney effect. g. A statement related to the historic nature of the project shall be provided with restrictions on modifications to the exterior of the residential units and common landscape areas. I 20. Approval of this permit shall include the removal of 3 Native Trees. The BP PS, BS 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. ■ A mitigation deposit shall be collected for all native trees with rootzones impacted 40% or greater. 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. 21. 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. +rnr City of Atascadero Resolution No. 2007-003 Page 10 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring am BL:Business License PS:Planning Services ces GP:Gradrg Permit 5715/5735 Rosario Ave BP Buddng Penrit BS:Building Services FD:Fine Department FI:Final Inspection PD:Police Deparrent Banker House Planned Development �w�JY CE:City Wastewater Engineer F0:Final Occupancy Ck Wastewater CA City Atomey 22. An easement shall be recorded over Lot 11 that dedicated use of the lot as FM PS an amenity and common drainage facility for the benefit of Lots 1 through 10. 23. The colony house lot shall include a deed restriction preventing the site from FM PS being altered in a manner which degrades the historic significance of the property. City Engineer Project Conditions 24. The applicant shall improve Rosario Avenue to the City Standard 405 GP,BP CE typical section across the frontage of the property, or as approved by the City Engineer. Red curbing shall be required where no on-street parking is permitted. Improvements to extend to%2 the street width plus 10'. 25. All storm water runoff from the buildings, shared driveway, and parking GP,BP CE areas shall be directed to the on-site storm water detention system. City Engineer Standard Conditions 26. In the event that the applicant bonds for the public improvements required GP,BP CE as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 27. An engineer's estimate of probable cost shall be submitted for review and GP,BP CE approval by the City Engineer to determine the amount of the bond. 28. The Subdivision Improvement Agreement shall record concurrently with the FM CE Final Map. 29. A six(6)foot Public Utility Easement(PUE)shall be provided contiguous to GP,BP CE the property frontage. 30. The applicant shall acquire title interest in any off-site land that may be GP,BP CE required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 31. Slope easements shall be obtained by the applicant as needed to GP, BP CE accommodate cut or fill slopes. 32. Drainage easements shall be obtained by the applicant as needed to GP,BP CE accommodate both public and private drainage facilities. �lrr City of Atascadero Resolution No. 2007-003 Page 11 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring BL:Business License PS:Planning Services 5715/5735 Rosario A ve B P:c'�"g Pew BS:Building Se vices BP:anal Inspection ns Pemd FD:Fin:Departrnent FI:Barr Inrairy n PD:Police Departrnent Banker House Planned Development ro rempaa y CE:City Engineer p �wanv WW:wastewater FO Final Occupancy CA City Attorney 33. A preliminary subdivision guarantee shall be submitted for review in FM CE conjunction with the processing of the tract map. 34. 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. 35. Prior to recording the tract map, the applicant shall pay all outstanding plan FM CE check/inspection fees. 36. Prior to recording the map, the applicant shall bond for or complete all FM CE improvements required by these conditions of approval. 37. Prior to recording the tract map, the applicant shall bond for or set FM CE monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the 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. 38. 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 am for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 39. All existing and proposed utility, pipeline, open space, or other easements FM CE are to be shown on the final/parcel map. If there are building or other restrictions related to the easements,they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the final/parcel map. 40. Prior to recording the tract map, the applicant shall have the map reviewed FM CE 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. 41. Prior to the issuance of building permits the applicant shall submit plans and GP, BP CE supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. 42. Submit calculations to support the design of any structures or pipes.Closed GP, BP 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. 43. Provide for the detention and metering out of developed storm runoff so that GP,BP CE City of Atascadero Resolution No. 2007-003 Page 12 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring BL:Business License PS:Planning Se vices 571515735 Rosario A ve GP:Grading Permit BS:Building Services Fl:Building Perrin FD:Fie Departs ent FI:Final InspectionPD:Police Departrnent Banker House P/armed Deve%pment �w � CE:qty Engineer ancy F0:Final OmVancy WW Wastewater CA City Attorney it is equal to or less than undeveloped storm runoff. 44. Drainage basins shall be designed to desilt, detain and meter storm flows GP, BP CE as well as release them to natural runoff locations. 45. Applicant shall submit erosion control plans and a Storm Water Pollution GP, BP CE Prevention Plan (SWPPP) if greater than 1acre of land is disturbed. The Regional Water Quality Control Board shall approve the SWPPP prior to issuance of a grading or building permit. 46. All public improvements shall be constructed in conformance with the City GP, BP CE of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 47. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 48. All utilities shall be undergrounded on project frontage GP, BP CE 49. All onsite sewer mains shall be privately owned and maintained. FM CE lrrr 50. Prior to recording the final map, provisions for the repair and maintenance FM CE of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures,such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 51. Applicant shall pay sewer extension (Annexation), Connection and BP CE Reimbursement fees(if applicable)upon issuance of building permit. 52. Gravity mains within the subdivision shall be eight(8)inches in diameter. BP CE 53. Drainage piping serving fixtures which have flood level rims located below BP CE the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. 54. All sanitary sewer(SS)mains shall terminate in manholes unless extension BP CE of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. Atascadero Mutual Water Company 55. Before the issuance of building permits,the applicant shall submit plans �"' to AMWC for the water distribution facilities needed to serve the project. City of Atascadero Resolution No. 2007-003 Page 13 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring BL:Business License PS:Planning Services 5715/5735 Rosario Ave GP:crating Permit B�a�Services Fl:Building Petit FD:Fire Department Fl:Finalporarytion PD:P�Depatment TO:Tempaary Banker House Planned Development �,panq CE, Wasn tewater F0:Final Occupancy CA City A-ney 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. 56. 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 1.d.1: All lighting shall be designed to eliminate any off site BP PS 1.d.1 glare. All exterior site lights shall utilize full cut-off, "hooded"lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 14-feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas. Fixtures shall be shield cut-off type.A maximum of 2 pole lights will be permitted for safety amlighting throughout the project area. 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-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 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. ■ Install diesel oxidation catalysts(DOC),catalyzed diesels particulate filters (CDPF)or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). 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. City of Atascadero Resolution No. 2007-003 Page 14 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring ull� BL Bus ms License GP:Grading Pemvt PS:planning Services 5775/5735 Rosario Ave BP:BuBdng Pemit BS:Guiding Services FI:Final Inspection FD:Fire Department TO:Temporary PD:poliCAy li Department Banker House Planned Development �upa� VVW:W s'gneer F0 Final Occupancy WW'Wastewater CA Gb Attorney 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 stock-pile 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. ire 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. I. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering,as necessary,to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. City of Atascadero Resolution No. 2007-003 Page 15 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring am BL Business License 5715/5735 Rosario Ave GP:Grading PearBS:t PS:Builth Services rg Services BP:Building PenFD:FuDen Fire De A:Final Inspection partment TO:Temporary PD:Police DinerDeparhent Banker House Planned Development �tp� CE:C ty Engineer F0:Final Occupancy WW:WaAftorn CA City Allaney Mitigation Measure 4.e.1: The developer shall contract with a certified arborist BP Ps 4.0 during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion,as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre-construction meeting with engineering/planning staff,grading equipment operators,project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: • Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. • In locations where paving is to occur within the tree canopy,grub only and irtrr 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. 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. am City of Atascadero Resolution No. 2007-003 Page 16 of 17 Conditions of Approval I Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring t BL:Business License 571515735 Rosario A ve GP:Gradng Peanit PS:Plain ng Services BP:Buidrtg Pernit BS:Building Services FI:Final Inspection FD:Fire Depariinent TQ Temporay PD:Pdice Department Banker House Planned Development � CE:Ciy Engineer occaq F0:Final Occupancy WW:Wastewater CA Ciy Attorney 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 5.b.1: Should any cultural resources be unearthed during site BP PS 5.b.1 development work,the provisions of CEQA-Section 15064.5,will be followed to reduce impacts to a non-significant level. am Mitigation Measure 5.a.1: Any exterior building modifications or site plan changes BP PS 5.a.1 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:All recommendations made by the historic consultant BP PS 5.a.2 shall be implemented during the project construction. Per the recommendations of the consultant,the historic carriage house shall be relocated and restored to its original use as a garage for the existing Colony Home. 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. (See section 8 of the document). Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a GP BS 6.c.d 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. eirrr City of Atascadero Resolution No. 2007-003 Page 17 of 17 Conditions of Approval/ Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring am BL:Business license 5715/5735 Rosario Ave GP:Grading Permit PS:Planning Services Bl Building PerrrII BS:Building Services FI:Final Inspection FD:Five Depart ent TO:Temporary PD:Ponce Departirient Banker House Planned Development �� y CE: Engineer tewater F0:Final Occupancy CA City Attorney Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan BP CE 8.e.f (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs)appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all BP BS,PS,CE 8.0.2 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.d: All construction activities shall comply with the City of Ongoing BS/PS 11.d Atascadero Noise Ordinance for hours of operation. Mitigation Measure 15.a.b.1: Full frontage improvements shall be required along BP,GP PS/CE 15.a.b.1 Rosario Avenue,subject to the approval of the City Engineer. +1Mw iiilulr