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HomeMy WebLinkAboutResolution 2003-016 RESOLUTION NO. 2003-016 A RESOLUTION OF THE ATASCADERO CITY COUNCIL APPROVING VESTING TENTATIVE TRACT MAP 2002-00219 A THIRTY-LOT CLUSTERED RESIDENTIAL SUBDIVISION OF APN 030-481-005 AND 030-481-006 CONSISTENT WITH THE PD-18 MASTER PLAN OF DEVELOPMENT CUP 2002-0074 9500 Las Lomas Avenue/Hendrix) WHEREAS, an application has been received from Rex Hendrix (PO Box 6062, Atascadero, CA 93423) Applicant and Property Owner to consider a project consisting of another zone change from RMF-16 (Residential Multi-Family) to RMF-16 / PD-18 (Residential Multi-Family with Planned Development Overlay #18) with the adoption of a Master Plan of Development, and an 30-lot residential tract map, on a 2.94 acre lot located at 9500 Las Lomas Avenue (APN 030-481-005 and 030-481-006); and, WHEREAS, the site's General Plan Designation is HDR (High-Density Residential); and, WHEREAS, the site's current zoning district is RMF-16 (Residential Multi-Family); and, WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD-18 overlay with a Master Plan of Development thereby allowing a thirty lot subdivision of the site; 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 March 3, 2003, studied and considered Tentative Tract Map 2002- 0021, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, WHEREAS, the Atascadero City Council, at a Public Hearing held on December 10, 2002, studied and considered Tentative Tract Map 2002-0021, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the City Council takes the following actions: City of Atascadero Resolution No.2003-016 Page 2 of 20 Section 1. Findings of Approval for Tentative Tract Map, the Atascadero City Council finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District#7 Master Plan of Development (CUP 2000-0074). 4. The site is physically suitable for the type of development proposed. 5. The site is physically suitable for the density of development proposed. 6. 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. 7. 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. 8. The design of the subdivision will create a 35,435 square foot common area parcel with 18,677 square feet of private open space. 9. 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 Atascadero City Council in a regular session assembled on March 25, 2003, resolves to approve Vesting Tentative Tract Map (TTM 2002- 0021) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2002-0021 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. City of Atascadero Resolution No.2003-016 Page 3 of 20 On motion by Council Member O'Malley, and seconded by Council Member Luna the foregoing Resolution is hereby adopted following roll call vote: AYES: Council Members Luna, O'Malley, Scalise and Mayor Clay NOES: Council Member Pacas ABSENT: None ABSTAIN: None ADOPTED: March 25, 2003 B e ry L. C , Sr., Mayor Attest: % i ll,& Marcia McClure Torgerson, City lerk Approved as to form: Roy anley, City Attor y City of Atascadero Resolution No.2003-016 Page 4 of 20 Exhibit A: Vesting Tentative Tract Map 2002-0021 PD-18 Master Plan of Development(CUP 2002-0074)/ZCH2O02-0032 ��1gg gy IN -iil W1 A0, 110 j 1 i y rK1 - y Nil.lv'q § 417dYXfd f d City of Atascadero Resolution No.2003-016 Page 5 of 20 Exhibit B: Conditions Of Approval/Mitigation Monitoring Program Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Pemdt BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Vesting Tentative Tract Map FM:rovement Fina CE:C'Map fans PD:Poty a Engineer ent TO:Temporary Occupancy WW:Wastewater TTM 2002-0021 Fl:Final rection CA:City Attomey FO:Final Occupancy AMWC:Water Comp. Planning Services 1. The approval of this Tentative Tract Map shall not FM PS become final and effective following approval of Zone Change 2002-0032 and CUP 2002-0074. 2. Approval of this Tentative Tract Map shall be valid for FM PS two years after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have FM PS the authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or(2)address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Tract Map shall be subject to additional fees for FM PS park or recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision FM PS subject to the review and approval of the City Engineer, City Attorney and Planning Services. The CC&R's shall identify the maintenance responsibilities of all private driveways, sewer facilities, drainage facilities, common parking areas, site lighting, landscape areas, fencing, and other common facilities. The CC&R's shall also state that all exterior colors, exterior materials, yard fencing and site landscaping shall be consistent with the overall master plan of development. 6. The granting of this entitlement shall apply to the On going PS property located at 9500 Las Lomas Avenue(APN 030- 481-005,030-481-006)regardless of owner. 7. The Final Map shall be drawn in substantial FM PS conformance with the approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. City of Atascadero Resolution No.2003-016 Page 6 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:FinalMap CE:City Engineer TTM 2002-0021 TO:Temporary Occupancy WW Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp, 8. The subdivider shall defend, indemnify, and hold FM PS harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 1. Two units shall be reserved as deed restricted FM PS affordable unit affordable unit in the moderate category for a 15 year period. Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve t/2 of the units for sale to residents or workers within the City of Atascadero. One of the units shall be the deed restricted affordable units. The agreement shall include the following provisions: a) 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. b) 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. c) The Atascadero resident or worker restriction shall apply to the initial sale only. a) The applicant shall identify which units will be reserved. 9. The City Attorney shall approve the final form of the agreement. 10. Apply the following tree mitigation, noting that GP PS,CE planting of native trees shall be credited against the following fee calculation, subject to staff approval: (Mitigation Fee Table City of Atascadero Resolution No.2003-016 Page 7 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivisbn FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:FinalMap CE:City Engineer TTM 2002-0021 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Evergreen Native Trees(inches) Deciduous Native Trees(inches) Totals dbh notes dbh notes 1 138-inches live oak 1 308-inches white oak 2 2 3 3 4 4 5 5 6 7 6 8 Total 138-inches Total 308-inches 446-inches Mitigation Requirement req'd tree replacements: 23 five gal trees req'd tree replacements: 103 five gal trees 126 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees 0 box trees(24") 0 box trees(24") 0 box trees(24") Remaining Mitigation 23 five gal trees Remaining Mitigation 103 five gal trees 126 five gal trees or or Tree Fund Payment: $ 1,150.00 Tree Fund Payment: $ 5,133.33 $ 6,283.33 City Engineer Site Specific Conditions Building Services 11. A soils investigation prepared by a licensed FM CE Geotechnical Engineer is to be provided for the project. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 12. Dimension the width of driveway. A minimum 20' FM CE wide access with a minimum head clearance of 13'-6" is to be provided to each building location. 13. Show location of existing and any proposed fire FM CE hydrants. As presented,the project requires one fire hydrant located within 250 feet of any point along the front property boundary. 14. Provide a letter from the Atascadero Mutual Water FM CE Company stating the minimum expected water City of Atascadero Resolution No.2003-016 Page 8 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2002-0021 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. available to the site. Amount available must meet minimum requirement specified in the California Fire Code. 15. Note that approved address signage is to be FM CE provided. 16. Note on plans that fire lanes shall be delineated to FM CE restrict parking as required by the Fire Authority. 17. Internal driveway will require a street name to be FM CE approved by the Fire Department. 18. Two guest parking spaces shall be eliminated along FM CE lot#30 to provide sufficient room for the proposed pathway and an additional pathway adjacent to lot #21. 19. The project applicant shall establish a Homeowners FM CE Association for the town homes project to be funded by residences and to be responsible for the maintenance, repair and replacement of all on-site common areas and facilities, and enforcement of the town house community CC&R's. CC&R's are required with Final Map. 20. A reciprocal access and parking agreement shall be FM, BP PS,CE required connecting the proposed office building lot to the adjacent parking lot property City Engineer Standard Conditions 21. All public improvements shall be constructed in GP, BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 22. In the event that the applicant is allowed to bond for GP,BP CE the public improvements required as a condition of the final map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 23. An engineer's estimate of probable cost shall be GP,BP CE submitted for review and approval by the City Engineer to determine the amount of the bond. 24. The Subdivision Improvement Agreement shall record GP,BP CE concurrently with the Final Map. 25. An encroachment permit shall be obtained prior to the GP,BP CE issuance of building permit. 26. The applicant shall enter into a Plan Check/Inspection GP,BP CE agreement with the City. 27. A six (6) foot Public Utility Easement (PUE) shall be GP, BP CE provided where needed City of Atascadero Resolution No.2003-016 Page 9 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2002.0021 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. 28. The applicant shall be responsible for the relocation GP,BP CE and/or alteration of existing utilities. 29. The applicant shall install all new utilities (water, gas, GP, BP CE electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 30. The applicant shall monument all property corners for GP, BP CE construction control and shall promptly replace them if disturbed. 31. The applicant shall acquire title interest in any off-site GP,BP CE land that 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. 32. Slope easements shall be provided as needed to GP,BP CE accommodate cut of fill slopes. 33. Drainage easements shall be provided as needed to GP, BP CE accommodate both public and private drainage facilities. 34. A preliminary subdivision guarantee shall be GP,BP CE submitted for review in conjunction with the processing of the map. 35. All existing and proposed utility, pipeline, open space, GP, BP CE or other 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. 36. The final map shall be signed by the City Engineer GP,BP CE prior to the map being placed on the agenda for City Council acceptance. 37. Prior to recording the final map, the applicant shall GP,BP CE submit a 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. 38. Prior to recording the final map,the applicant shall set GP, BP 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. 39. Prior to recording the parcel map,the applicant shall GP,BP CE pay all outstanding plan check/inspection fees. City of Atascadero Resolution No.2003-016 Page 10 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services SP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TTM 2002-0021 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Camp. 40. Prior to recording the map,the applicant shall complete GP, BP CE all improvements required by these conditions of approval. 41. Prior to recording the tract map,the applicant shall have GP,BP CE the 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. 42. Upon recording the final map,the applicant shall GP, BP CE provide the City with a black line clear Mylar(0.4 mil) copy and a blue line print of the recorded map and a digital copy of the map. 43. Prior to the final inspection of any public improvements, GP, BP CE the 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. 44. Prior to the final inspection,the applicant shall submit a GP, BP CE written certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. City Engineer Site Specific Conditions 45. Prior to approving the road abandonment, the GP, BP CE applicant shall have the application 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 which indicates their review of the application. The letter shall identify any new easements which may be requires by the utility company. A copy of the letter shall be submitted to the City. New easements shall be recorded prior to or concurrently with the road abandonment. 46. Provisions for on-site pedestrian circulation reciprocal GP,BP CE access between the adjacent westerly property shall be required at the location identified on the site plan. City of Atascadero Resolution No.2003-016 Page 11 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2002-0021 Fl:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Public Improvements 47. All public improvements shall be design by a registered GP,BP CE Civil Engineer and constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 48. Concrete curb, gutter and sidewalk are required to be GP, BP CE constructed along the project frontage on Principal Ave, Las Lomas Ave and Montecito Ave. The existing pavement shall be saw cut a minimum of 3 feet from the new gutter lip and removed. New asphalt shall be placed to City Standard. Cross fall on the road surface to the gutter shall be City Standards. No parking sign will be installed along these frontages. A 4-foot clear path of travel will be provided on the sidewalk at all times. 49. This project is required to overlay Principal Ave from EI GP,BP CE Camino Real to the private entrance driveway with a minimum of 2 inch of Asphalt. The existing asphalt will be ground from the gutter lip to 6 feet back,to allow for a smooth transition to the gutter. Private Improvements 50. All onsite improvements are private except for utilities. GP, BP CE The homeowner association will be responsible all maintenance, including, road, drainage and grading. The project C,C&R's shall detail this maintenance. Traffic 51. Applicant will be required to participate in costs of GP,BP CE modeling traffic impacts from this project via the City traffic model. City Engineer will forward project data to the City's consultant for inclusion in the model. Solid Waste 52. Turn around for solid waste collection vehicles will be GP,BP CE provided per Atascadero Waste Alternative standards. Drainage 53. This project proposes to drain storm water offsite to GP,BP CE existing gutters on EI Camino Real and Principal Ave per the Preliminary Grading Plan and Drainage City of Atascadero Resolution No.2003-016 Page 12 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2002.0021 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Calculations produced by Westland Engineering. The storm water will than be conveyed in the gutter to an existing drop inlet on EI Camino Real north of Principal Ave. The storm water flows from the drop inlet are conveyed in an existing earthen swale through several private properties, under Pino Solo Ave.,through Chalk Mountain Golf Course, under the UPRR tracks and to the Salinas River. Listed below are specific conditions for the drainage of this project. 54. Detailed plans and calculations will be provided for the GP, BP CE onsite proposed drainage system and the offsite drainage system through the commercial center below this project. Easements for all flows through the commercial center from the Villa at Montecito will be required. Flows will not be allowed to cross over sidewalks or driveway approaches. 55. A under sidewalk drain, or other device, will be used to GP,BP CE convey the flows from the private drive to Principal Ave. 56. The combined flow in the gutters on EI Camino Real GP, BP CE and Principal Ave will not over top the curb in a 10-year event.Where the discharge gutter capacity is exceeded a storm drain or other facilities shall be provided to convey the excess flow. 57. The down stream culverts under private driveways and GP,BP CE Pino Solo Ave will be upsized, if necessary, to take the increased flows. 58. If any of these conditions cannot be met, then on site GP,BP CE detention basins, other mitigation to mitigate the down stream impacts will be required. 59. All requirements of Section 5 "Storm Drainage" of the GP, BP CE Engineering Department standard specifications and drawings will be met. 60. Obtain approval by the City Engineer of the grading & GP,BP CE drainage plan and the storm drain design&facilities. 61. Submit calculations to support the design of any GP, BP CE structures or pipes. 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. 62. Show the method of dispersal at all pipe outlets. Include GP, BP CE specifications for size&type. City of Atascadero Resolution No.2003-016 Page 13 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TTM 2002-0021 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. specifications for size&type. 63. Show method of conduct to approved off-site drainage GP,BP CE facilities. 64. Concentrated drainage from off-site and onto offsite GP,BP CE areas shall be conveyed across the project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. Wastewater Department 65. Applicant shall pay sewer Extension (Annexation), GP, BP CE Connection and Reimbursement fees (if applicable) upon issuance of building permit. 66. Gravity mains and other sewer facilities within the GP,BP CE subdivision shall be privately owned and maintained. Any residences that can not gravity feed into the private sewer main will required private lift stations. The maintenance and operation of the lift stations will be the private owners responsibility. 67. Gravity mains within the subdivision shall be eight (8) GP,BP CE inches in diameter. 68. Gravity mains shall terminate in manholes. GP,BP CE 69. Whenever possible, sewer mains shall be laid out in a GP, BP CE straight line between structures. 70. Drainage piping serving fixtures which have flood level GP,BP CE rims located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve Fixtures above such elevation shall not discharge through the backwater valve. 71. Final project inspection shall be contingent upon GP, BP CE completion of the public sewer extension and Public Works final inspection. 72. Applicant shall have six (6) months from public sewer GP,BP CE extension final inspection to submit accurate record(as- built) drawings and a reimbursement map/agreement that has been approved by the Director of Public Works. After the six-month deadline, all right to receive City of Atascadero Resolution No.2003-016 Page 14 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Peri) BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:FZMap CE:CiyEngineer TTM 2002-0021 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. reimbursement from others connecting the public sewer extension shall be waived. 73. A City of Atascadero Sewer Extension Performance GP, BP CE Agreement shall be executed. Atascadero Mutual Water Company 74. Prior to the issuance of building permits,the applicant GP, BP CE shall submit plans showing the water distribution facilities required to serve the project for review and approval by the Atascadero Mutual Water Company (AMWC). The plans shall show all facilities required for fire protection. The plans shall show all cross- connection devices required to isolate the fire protection and landscape irrigation systems from the domestic waters stem 75. Prior to the issuance of building permits,the applicant GP, BP CE shall obtain a "Will Serve" letter from the Atascadero Mutual Water Company for the newly created lots. 76. Prior to starting construction of the water system GP,BP CE improvements, the applicant shall pay all installation and connection fees required by AMWC 77. All water distribution facilities shall be constructed in GP,BP CE conformance with AMWC standards, policies and approved procedures. All cross connection devices shall be constructed in conformance with AWWA and Department of Health Services standards. 78. The applicant shall show how domestic and fire GP,BP CE suppression service will be provided to commercial building. 79. .Show landscape meters for common area GP,BP CE landscaping 80. Show details for main extension tie in points at GP, BP CE Montecito Ave and Principal Ave. Main extension shall be a minimum of 8" C900 CL 150 PVC pipe. Show size of main extension, and existing water mains,on plans. 81. Condominiums require separate water meters for GP, BP CE each individual unit. Show locations of all water meters per AMWC standards. Separate private easements are recommended for units that do not front along roadway containing water main. 82. Show all fire suppression appurtenances that GP, BP CE Atascadero Fire Department is conditioning for this project. Mitigation Measures City of Atascadero Resolution No.2003-016 Page 15 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdvision FD:FireDepanment Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:FinalMap CE:City Engineer TTM 2002-0021 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Mitigation Measure 1.c: All lighting shall be designed to BP PS 1.c eliminate any off site 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 30-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. Avoid wall mount fixtures at rear of commercial building, except at exits. Mitigation Measure 3.b: The project shall be conditioned to BP PS 3.b comply with all applicable District regulations pertaining to the control of fugitive dust(PM-10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plan notes shall list the following regulations: A. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing,grading,earth moving, or excavation activities shall cease during periods of high winds(i.e.greater than 20 mph averaged over one hour)so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading,earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast-germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders,jute netting, or other methods in advance by the APCD. H. All roadways,driveways,sidewalks, etc.to be paved shall be completed as soon as possible. In addition,structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non-potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from City of Atascadero Resolution No.2003-016 Page 16 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2002.0021 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. M. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build-up. N. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. O. Wheel washers may be required when significant offsite import or export of fill is involved. P. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build-up. Mitigation Measure 4.e.1: Prior to Planning Commission BP BS 4.e.1 consideration of the proposed project, a Tree Protection Plan shall be prepared by a Certified Arborist and submitted for attachment to the Planning Commission staff report for the proposed project. All tree removals shall be mitigated according to the Atascadero Tree Ordinance, and the proposed Tree Retention/Removal Inventory by payment into the Tree Mitigation Fund. The plan shall include recommended performance standards for preservation of all trees proposed for retention during construction and implementation. Mitigation Measure 4.e.2: Prior to approval of the Precise BP,GP PS 4.e.21 Grading Plan, a Tree Protection Plan prepared by a Certified Arborist shall be submitted and approved for the proposed project. All tree removals shall be mitigated according to the Atascadero Tree Ordinance, by payment into the Tree Mitigation Fund, and on-site native tree planting per the proposed Tree Retention/Removal Inventory. Mitigation Measure 4.e.3: The building permit site plan shall BP,GP PS 4.e.3 identify all protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan.Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. Mitigation Measure 4.e.4: The developer shall contract with a BP,GP PS 4.e.4 certified arborist 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 re-construction meeting with City of Atascadero Resolution No.2003-016 Page 17 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TTM 2002.0021 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. 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 as identified in the tree protection plan. Trees requiring this protection are: #1, 7, 8, 9, 10,20,21, 22,25,26,27,28, 30,34, 35, 36, 37,38,44,45,46, 49, 50, 51,52, 53, 54. 55, and 56 as identified on the Tree Protection Inventory. (c) As specified by the arborist report and City staff: ■ Remove all berry vines and trees designated for removal by hand; ■ Prune all trees 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. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on- site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented,the trees designated for protection were protected during construction, and the construction-related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.5: The project landscape shall include BP,GP PS 4.e.5 requiring 24-inch box sized street trees for all street trees planted along any private or public streets and as identified on the preliminary landscape plan. Mitigation Measure 5.b: Should any cultural resources be GP BS 5.b unearthed during site development work,the provisions of CEQA-Section 15064.5,will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b.1: The Building Permit Application GP PS,BS,CE 6.b.1 plans shall 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.b.2: All cut and fill slopes shall be GP BS 6.b.2 hydroseeded with an appropriate erosion control method erosion control blanket, hydro-mulch,or straw mulch City of Atascadero Resolution No.2003-016 Page 18 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM: 'i al Map CE:City Engineer TTM 2002-002'1 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. 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 6.c.d: A soils report shall be required to be GP PS,BS,CE 6.c.d 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 occupants and buildings. Mitigation Measure 8.e.f.1: Drainage calculations are required GP PS,BS,CE 8.0.1 per section 5 of Atascadero Engineering Standards.The "Retention Areas"will be sized for the detention of the 50 year developed storm runoff,while metering out the 2 year undeveloped storm runoff. Mitigation Measure 8.e.f.2: A Stormwater Pollution Prevention BP,GP PS,BS 8.e.f.2 Plan (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.3: The developer is responsible for GP BS,CE 8.0.3 ensuring that 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 orders. Mitigation Measure 11.d: All construction activities shall GP BS,CE 11.d comply with the 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 Further,particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. City of Atascadero Resolution No.2003-016 Page 19 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Peri) PS:Planning Services BP:Building Permit BS:Building Services 9500 Las Lomas Avenue SIP:SubdWion FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TTM 2002.002'1 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. 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. Mitigation Measure 15.g: The applicant shall provide GP BS,CE 15.g reciprocal pedestrian access easements between the office and residential sites per the proposed site plan. City of Atascadero Resolution No.2003-016 Page 20 of 20