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HomeMy WebLinkAbout2007-045 RESOLUTION NO. 2007-045 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 2005-0081, A TWELVE LOT SUBDIVISION CONSISTENT WITH A PD-25 MASTER PLAN OF DEVELOPMENT ON APN 030-121-003 & 004 (7298 & 7312 Santa Ysabel Avenue / Patel & Patel) WHEREAS, an application has been received from Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 and Niral Patel, 175 S. Mesa Road,Nipomo CA (Applicants and Property Owners), to consider a project consisting of a Zone Change from RMF-16 (Residential Multi-Family-16) to RMF-16/PD-25 (Residential Multi-Family-16 with Planned Development Overlay#25) with the adoption of a Master Plan of Development, and a twelve lot Tentative Tract Map on APN 030-121-003 & 004; 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 25 (Residential Multi- Family-16/Planned Development Overlay 25); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0036 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 application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on May 1, 2007, studied and considered Tentative Tract Map 2005-0081, 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 June 12, 2007, studied and considered Tentative Tract Map 2005-0081, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, am City of Atascadero Resolution No. 2007-045 Page 2 of 6 NOW THEREFORE, the City Council of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for 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. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District#25 Master Plan of Development(CUP 2005-0174). 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 am substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) shall be required that incorporate the planned development conditions of approval to ensure that the site retains the qualities (architecture, colors, materials, street amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety, or welfare of the general public. SECTION 2. Approval. The City Council of the City of Atascadero, in a regular session assembled on June 12, 2007, resolved to recommend that the City Council approve Tentative Tract Map (TTM 2005-0081) subject to the following: 1. Exhibit A: Tentative Tract Map 2005-0081 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. r City of Atascadero Resolution No. 2007-045 Page 3 of 6 On motion by Council Member Clay and seconded by Council Member Brennler, the Jnr foregoing Resolution is hereby adopted in its entirety on the following roll call vote: AYES: Council Members Brennler, Clay, O'Malley and Mayor Luna NOES: Council Member Beraud ABSENT: None ADOPTED: June 12, 2007 CITY OF TASCADERO By: /4-,� Dr. George Luna, Mayor ATTEST: Now Marcia McClure Torgerson, C.M.C., Ci Clerk APPROVED AS TO FORM: 1-4G, atrjck L. E ght, City Attorney City of Atascadero Resolution No. 2007-045 Page 4 of 6 Now Exhibit A:Tentative Tract Map 2005-0081 �••II•.\irl a 1."M.•II AI•�4.�f•.{Y wur.!gyp �•aca.xm vroa•..w•a•..•a ;l�l"+iii�iR wa ua �J( °roee.tprucdYlYBALLY,LN81 F��'�� }# �' III►ii;,�l� w» _....�,. air d' rr qq p LL ry�i Y by 0�.� 4k �� X11• r F� ° et Hall,e"'I r iA AQ r s- c 9 C � �Ig�t044 ij e l f R ��C� �tl� @ i X31 E�°l17Fe`?E61!4? 5 a g�K EEE ��� .IS:v•F. 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Subdivision FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Map TO: Temporary WW: Wastewater TTM 2005-0081 torney FIS. �al�r CAC : aterC inspection AMWC:WalerComp. F0: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become final FM PS and 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 2005-0110 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. Approval of this Master Plan of Development shall be valid concurrently FM PS with the life of Tentative Tract Map 2005-0081 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. 4. Subsequent changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission, independent of Council action. 5. The Community Development Department shall have the authority to BP/FM PS 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 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. 6. All subsequent Maps and construction permits shall be consistent with BP / FM PS the Master Plan of Development contained herein. 7. 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. 8. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS B through G to include the following, subject to staff approval: a. 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. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Pemrt BS: Building Services SIP: Subdivision FD: Fre Department Improvement Plans PD: Police Department Tentative Tract Map FM: Final Map CE: City Engineer TO: Temporary WW: Wastewater TTM 2005-0081 OccupancyCA City Attorney FI: Final inspection AMWC:Water Comp, F0: Final Occupancy b. All exterior windows shall be of beige, taupe or similar color and not be white. C. 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. i• All exterior material finishes (siding, trim, doors, windows, light fixtures) shall be durable, high quality, and consistent with the architectural appearance. 9. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown in EXHIBIT C 10. 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 G 11. 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, compatible with the selected architectural building design, and residential in design, subject to staff approval. Where existing perimeter fencing is retained, it shall be repaired as required to perform as fully and aesthetically functional. • All wood for fencing shall be treated. • All rear yard fencing shall be new or like new. 12. 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. d. 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. e. The developer shall landscape all front and street -facing side yards, and rear yards. Privacy shrubs and trees be planted along the development, subject to staff approval. All landscape maintenance shall be the responsibility of the individual property owner. f. All proposed tree locations, species, and sizes shall be as Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 8 7312 Santa Ysabel BP: Building Permit BS: Building Services SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department Tentative Tract Map FM: Final Map CE: City Engineer TO: Temporary WW: wastewater TTM 2005-0081 Occupancy CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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 Homeowners Association or other mechanism approved by the City. ■ Final street tree species selection shall be 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 native species, subject to staff approval. ■ Driveway material selection shall be compatible with proposed architecture. The material shall be pavers or decorative concrete, subject to final staff approval. ■ Turf shall be minimized in yards. Only the basin shall have full turf coverage. 13. The developer and/or subsequent owner shall assume responsibility Ongoing PS for the continued maintenance of all landscape and common areas, consistent with EXHIBIT D. 14. Affordable Housing Requirement: The applicant shall designate one FM, BP PS, CE unit as a moderate -income unit and one unit as a low-income unit, deed -restricted for a 30 -year period prior to or concurrent with final map. 15. Workforce Housing: Prior to recordation of final map, the applicant FM, BP PS, CE shall 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. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Pemdt PS: Planning Services 7298 & 7372 Santa Ysabel BP: Building Pemrt SIP: Subdivision BS: Building Services FD: Fin: Deparhnent Improvement Plans PD: Police Departrnent FM: Final Map CE: City Engineer Map Tentative Tract Ma TO: Temporary Occupancy WW: Wastewater CA City Attorney TTM 2005-0087 FI: Final inspection AMWC: water Comp. F0: Final Occupancy 16. An address marker to include address for all units shall be located at GP/BP PS the public street access point. The address marker shall be compatible with the project architecture. 17. 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 or behind a designated screened area. d. Garages shall be maintained and used for vehicle parking. e. No boats, RV's or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. f. A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 18. 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 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 19. 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 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 8c 7312 Santa Ysabel BP: Building Pemit BS: Building Services SIP: Subdivision FD: Fre Department Improvement Plans PD: Police Department Tentative Tract Map FM: Final Map CE: City Engineer TO: Temporary WW: Wastewater TTM 2005-0081 Occupancy CA City Attomey FI: Final iwection AMWC: Water Comp. F0: Final Occupancy 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. g. All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. h. All parks, trails, recreational facilities and like facilities. i. All open space and native tree preservation areas. j. All drainage facilities and detention basins. k. All creeks, flood plains, floodways, wetlands, and riparian habitat areas. i. All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. M. All frontage landscaping and sidewalks along arterial streets. 20. The applicant must provide for the repair and maintenance of on-site FM PS shared 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. 21. An access and recreational use easement shall be recorded over Lots FM PS 6 and 7 that dedicates use of the drainage basin on the lots as an amenity and common drainage facility for the benefit of Lots 1 through 12. 22. The applicant shall work with staff to add additional windows and BP PS architectural details to the street elevations which face EI Camino Real lots 12 and 1. The elevations shall be consistent with the interior Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fre Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Map TO: Temporary WW: wastewater TTM 2005-0081 Occupancy FI: Final inspection CA City Attorney AMWC: Water Comp. F0: Final Occupancy parking court front elevations. 23. A centralized trash enclosure shall be provided at the terminus of the BP PS parking court for trash and recycling. The trash enclosure shall include: ■ A fire rated trellis shall be installed over dumpsters ■ Solid metal Architectural style doors (to be approved by staff) shall be on the front of the enclosure ■ A separate walkway (ADA accessible) shall be provided for residents to drop off trash through the back of the enclosure ■ Dark split face block shall be used for the enclosure and the rear wall along the property line behind the enclosure ■ Lighting shall be provided near the trash enclosure for safe nighttime access. The light shall be hooked up to a motion sensor and shall utilize downlighting (shielded light) only. ■ A water faucet, hose, and drain shall be provided in the trash enclosure for clean up. ■ A curb with vines shall be provided between the trash enclosure and the guest parking space ■ Additional landscape shall be provided around parking enclosure and front yards on lots adjacent to the enclosure. 24. Access gates shall be included on lots 8 and 9 to provide side access BP PS for these lots to the trash enclosure and parking court. 25. The trash enclosure shall be maintained by the homeowners FM PS association. Maintenance shall be outlined in the CC&R's to record with the final map. 26. The applicant shall obtain written approval from Atascadero Waste BP PS Alternatives for the size, location, and construction specifications of the centralized trash enclosure prior to building permit issuance 27. Prior to final map, the applicant shall identify the location of the FM PS individual green waste trash cans for placement in the interior parking court on trash pick up day. These approved locations shall be identified in the CC&R's to record with the final map. 28. 4 foot clear path of travel on the sidewalk on front of the proposed BP PS project shall be provided and is to be ADA accessible. The applicant shall work directly with the post office to locate the mailboxes, and then Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 $ 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fre Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Map TO: Temporary Occupancy WW: wastewater CA City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy provide bump outs where necessary to ensure a clear 4 -foot path. 29. Roof material shall be high quality, architectural grade, subject to staff BP PS approval. 30. Street section to remain as constructed with bulb outs. BP PS 31. A light shall be installed at the end of the parking court near the BP PS detention basin. The homeowners association shall utilize the light source as they find necessary. City Engineer Project Conditions 1. Storm water runoff from the project shall be conveyed to the property BP CE line as shown on the preliminary plans. The adjacent landowner has indicated in writing that he is willing to accept the historical flow from the site. Final drainage calculations to confirm that flow from the site does not exceed the historical. City Engineer Standard Conditions 2. In the event that the applicant bonds for the public improvements GP, BP CE required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 3. An engineer's estimate of probable cost shall be submitted for review GP, BP CE and approval by the City Engineer to determine the amount of the bond. 4. The Subdivision Improvement Agreement shall record concurrently FM CE with the Final Map. 5. A six (6) foot Public Utility Easement (PUE) shall be provided GP, BP CE contiguous to the property frontage. 6. 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. 7. Slope easements shall be obtained by the applicant as needed to GP, BP CE accommodate cut or fill slopes. 8. Drainage easements shall be obtained by the applicant as needed to GP, BP CE accommodate both public and private drainage facilities. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 8c 7312 Santa Ysabel BP: Building Permit BS: Building Services SIP: Subdivision FD: Fm Departrrient Improvement Plans PD: Police Department Tentative Tract Map FM: Final Map CE: City Engineer TO: Temporary WW: Wastewater TTM 2005-0081 Occupancy CA City Attorney FI: Final inspection AMWC: Water Comp, F0: Final Occupancy 9. A preliminary subdivision guarantee shall be submitted for review in FM CE conjunction with the processing of the tract map. 10. The final map shall be signed by the City Engineer prior to the map FM CE being placed on the agenda for City Council acceptance. 11. Prior to recording the tract map, the applicant shall pay all outstanding FM CE plan check/inspection fees. 12. Prior to recording the map, the applicant shall bond for or complete all FM CE improvements required by these conditions of approval. 13. Prior to recording the tract map, the applicant shall bond for or set FM CE monuments at all new property comers. 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. 14. Prior to recording the tract map, the applicant shall submit a map FM CE 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. 15. All existing and proposed utility, pipeline, open space, or other FM CE easements 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. 16. Prior to recording the tract map, the applicant shall have the map FM CE reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 17. Prior to the issuance of building permits the applicant shall submit GP, BP CE plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. 18. Submit calculations to support the design of any structures or pipes. GP, BP CE Closed conduits shall be designed to convey the 10 -year flow with gravity flow, the 25 -year flow with head, and provide safe conveyance for the 100 -year overflow. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Pemtit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map Tentative Tract Map TO: Temporary CE City Engineer WW: Wastewater 0 - 2005-0081 Fl: Final Attorney AMWC:WaterComp. F0: Final Occupancy 19. Provide for the detention and metering out of developed storm runoff GP, BP CE so that it is equal to or less than undeveloped storm runoff. 20. Drainage basins shall be designed to desilt, detain and meter storm GP, BP CE flows as well as release them to natural runoff locations. 21. Show the method of dispersal at all pipe outlets. Include specifications GP, BP CE for size & type. 22. All public improvements shall be constructed in conformance with the GP, BP CE City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 23. Off-site streets shall be improved consistent with the Tentative Tract GP, BP CE Map. 24. Project shall include construction of curb, gutter and sidewalk along GP, BP CE entire frontage, as shown on the preliminary plans. 25. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 26. All utilities shall be undergrounded on project frontage GP, BP CE 27. All onsite sewer mains shall be privately owned and maintained. FM CE 28. Prior to recording the final map, provisions for the repair and FM CE maintenance 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. 29. Applicant shall pay sewer extension (Annexation), Connection and BP CE Reimbursement fees (if applicable) upon issuance of building permit. 30. Gravity mains within the subdivision shall be eight (8) inches in BP CE diameter. 31. Drainage piping serving fixtures which have flood level rims located BP CE 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. Atascadero Mutual Water Company L.onumons OT Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 8 7312 Santa Ysabel BP: Building Permit BS: Building Services SIP: Subdivision FD: Fre Department Improvement Plans PD: Police Department Tentative Tract Map FM: Final Map CE: City Engineer TO: Temporary WW: Wastewater TTM 2005-0081 Occupancy CA City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 32. Before the issuance of building permits, the applicant shall submit BP BS 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. 33. Before the start of construction on the water system improvements, BP BS the applicant shall pay all installation and connection fees required by AMWC. 34. Before issuance of building permits, the applicant shall obtain a "Will BP BS Serve" letter from AMWC for the newly created lots within the subdivision. 35. Separate water meters for domestic water service are required for BP BS each individual lot. Mitigation Measures Exhibit A Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Perri BS: Building Services TO: Temporary FD: Fire Department 7298 & 7312 Santa Ysabel Avenue Occupancy PD: Police Department FI: Final inspection CE: City Engineer F0: Final Occupancy WW: Wastewater CA City Attomey ZCH 2005-0110, CUP 2005-0174, TPM 2005-0081 AMWC: Water Comp. Mitigation Measure 1.c.1: The shared driveway shall be constructed of BP PS 1.c.1 decorative concrete to minimize the visual impact of the paved area. Mitigation Measure 1.d.1: Exterior lighting shall be limited to wall mounted BP PS 1.d.1 building lighting only. All exterior lighting shall be designed to eliminate any off site glare and shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Mitigation Measure 3.b.1: The project shall be conditioned to comply with BP BS 3.b.1 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 ower units, Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit BS: Building Services SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Map TO: Temporary WW: Wastewater Occupancy TTM 2005-0081 FI: Final inspection AMWC• Water Comp. F0: Final Occupancy 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: ■ Reduce the amount of the disturbed area where possible. • 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. ■ All dirt stockpile areas should be sprayed daily as needed. ■ 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. ■ 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. • 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. • 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. ■ Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. ■ 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. ■ Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. ■ Sweep streets at the end of each day if visible soil material is Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Pemit BS: Building Services SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department Tentative Tract Map FM: Final Map CE: City Engineer TO: Temporary WW: wastewater TTM 2005-0081 Occupancy CA City Attorney FI: Final inspection AMWC:Water Comp, F0: Final Occupancy carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. ■ The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 3.b.2: Prior to any grading activities at the site, the BP BS/PS 3.b.2 applicant shall ensure that a geologic evaluation is conducted to determine if Naturally Occurring Asbestos (NOA) is present within the area that will be disturbed. 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. Mitigation Measure 3.b.3: There shall be no developmental burning of BP BS/PS 3.b.3 vegetative material. Mitigation Measure 3.b.4: Applicant shall contact Tim Fuhs of the BP BS/PS 3.bA Enforcement Division of the APCD (#781-5912) prior to removal or relocation of utility pipelines and existing buildings. Construction shall comply with the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include but are not limited to: 1) notification requirements to the District, 2) asbestos survey conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements of identified ACM. Mitigation Measure 3.b.5: Applicant shall contact David Dixon of the BP BS/PS 3.b.5 APCD's Engineering Division at (805) 781-5912 for specific information regarding permitting requirements of equipment and operations. Mitigation Measure 3.b.6: Only APCD approved wood burning devices BP BS/PS 3.b.6 shall be installed in new dwelling units. These devices include: • All EPA -Certified Phase II wood burning devices; • Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized testing lab; • Non -catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized testing lab; toonaitions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 8 7312 Santa Ysabel BP: Building Pemrt BS: Building Services SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Map TO: Temporary WW: Wastewater Occupancy CA City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Fina Occupancy • Pellet -fueled wood heaters; and • Dedicated gas-fired fireplaces. Mitigation Measure 6.b.1: The grading permit application plans shall GP BS/CE 6.b.1 include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c d.1: A soils report shall be required to be submitted GP CE 6.c.d.1 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 8 e.f.1: The developer is responsible for ensuring that Ongoing BS/PS 8.e.f.1 all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 8.g.h.i.1: The site is located in Zone B, an area of GP BS/CE/PS within the 100 to 500 year flood plane. Building permits shall show building pads which are raised above 100 -year flood hazard area. Mitigation Measure 11.d.1: All construction activities shall comply with the Ongoing BS/PS 11.d.1 City of Atascadero Noise Ordinance for hours of operation. Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process.