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HomeMy WebLinkAboutResolution 2004-004 RESOLUTION NO. 2004-004 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING VESTING TENTATIVE TRACT MAP 2003-00329 AN EIGHT-LOT MAP CONSISTENT WITH A PD-17 OVERLAY ZONE OF APN 049-102-055 (4900 OBISPO ROAD/ SHORES) WHEREAS, an application has been received from Ron Shores (2940 Ardilla Way, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RSF-X (Residential Single-Family) to RSF-X / PD-17 (Residential Single-Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a eight lot residential Vesting Tentative Tract Map on APN 049-102-055 and, WHEREAS, the site's General Plan Designation is SFR-X (Single-Family Residential - X); and, WHEREAS, the site's current zoning district is RSF-X (Residential Single-Family); and WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD-17 overlay with a Master Plan of Development thereby allowing a six 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 September 16, 2003, studied and considered Tentative Tract Map 2003- 0032, 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 9, 2003, studied and considered Tentative Tract Map 2003-0032, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero: Section 1. Findings of Approval for Tentative Tract May, the Atascadero City Council finds as follows: City of Atascadero Resolution No.2004-004 Page 2 of 20 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#17 Master Plan of Development (CUP 2003-0098). 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. 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. 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 December 9, 2003, resolves to approve Vesting Tentative Tract Map (TTM 2003-0032) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2003-0032 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. City of Atascadero Resolution No.2004-004 Page 3 of 20 On motion by Council Member Scalise and seconded by Council Member Clay, the foregoing Resolution is hereby adopted following roll call vote: AYES: Council Members Clay, OWlalley and Scalise NOES: Council Member Pacas and Mayor Luna ABSENT: None ADOPTED: January 27, 2004 CITYO TASCAD O By: _ �-r-P-- Dr. G rge Luna, Mayor ATTEST: jj4dzxA-:' ' & Marcia McClure Torgerson, C.M.C., Ci Clerk APPROVED AS TO FORM: i�j a ov Roy r anley, City Attorne City of Atascadero Resolution No.2004-004 Page 4 of 20 Exhibit A:Vesting Tentative Parcel Map 2003-0032 II ----- --s' r--- ^-- ---- I i � I L M I A `_1 dill ' 1" i i 1 ii 11� rn >\ > Kill jum t s y � i ' WW rn AR _ t11E i tl ,t -- -- ---~ I I -I- ?if I 1 i iiis I 44 L r-- �t 1 6 Ili6 61111 t16�i�6666it11 i pl 6 ���illlj61�(ililt f l�ll �l City of Atascadero Resolution No.2004-004 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 Permit BS:Building Services 4900 Obispo Road SIP:Subdivisbn FD:Fire Department Improvement Plans P0:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TTM 2003.0032 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0: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 2003-0048 and CUP 2003-0098. 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 4900 Obispo Road (APN 049-102- 055)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.2004-004 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 4900 Obispo Road SIP:Subdivision FD:Fire Department ImpVesting Tentative Tract Map FM:F amMap Plansent PD:Coy Engin Department CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2003-0032 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. 9. Affordable Housing Requirement: The applicant shall FM PS,CE set aside two housing unit at the moderate category rate for a period of 30 years. 16. Street terminus shall require the following,subject to GP PS,CE staff approval: • Extension of sidewalk beyond driveway apron of fronting Lot 5 to street terminus,for future roadway extension. • Extension of road improvements to property line. • Temporary City standard fire turn-around at street terminus, to be designed to meet city standards and specific configuration to be approved by City Engineer and Fire. • Fire turn-around at street terminus,to be identified as temporary and removed with future roadway extension. Methods of identification and notice to property owners and/or property deed notification shall be subject to approval by City Engineer. 10. The applicant will be required to record CC&R's for FM PS,CE the map that will include maintenance and access of common areas. 11. Deed notice shall be recorded with each lot notifying FM PS,CE each property owner that the on-site roadway shall be extended to serve future subdivisions to the north. Deed notification shall be applied to each of the new lots, notifying homeowners that adjacent residential lots may be used for agricultural purposes, including keeping of livestock animals,facilities and equipment. Building Services 12. A soils investigation prepared by a licensed FM PS,BS,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. City of Ataseadero Resolution No.2004-004 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 4900 Obispo Road 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 2003-0032 Fl:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Fire Marshal 13. Final street name selection shall be consistent with FM PS,CE the future street extension,subject to staff approval 14. Provide a letter from the Atascadero Mutual Water FM CE Company stating the minimum expected water 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. City Engineer Standard Conditions Drainage: 17. The drainage basin shall be designed to detain BP PW the 50-year post development storm and release a 2-year predevelopment. 18. Lot 1 shall have a drainage basin fronting Obispo Road and all the storm water runoff from the new home and driveway shall enter the basin. No additional storm water will be conveyed to the existing driveway bisecting the lot. 19. Drainage along the westerly property line shall be released in a non-concentrated historical rate or easements from the adjoining property for the drainage shall be acquired. 20. Storm water runoff from the project improvements must not drain across Obispo Road. A conveyance shall be constructed along the project frontage to stop the increased flow. 21. All requirements of Section 5"Storm Drainage"of BP PW the Engineering Department standard specifications and drawings will be met. 22. Obtain approval by the City Engineer of the BP PW grading and drainage plan and the storm drain design and facilities prior to issuance of any grading permits. 23. Submit calculations to support the design of any BP PW 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- ear overflow. 24. Concentrated drainage from off-site and onto BP PW offsite areas shall be conveyed across the City of Atascadero Resolution No.2004-004 Page 8 of 20 Conditions of Approval I Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Building Services 4900 Obispo Road 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 2003-0032 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. Applicant shall provide copies of drainage easement documents showing conveyance of concentrated flows in drainage easements across adjoining properties. Frontage Improvements: 25. Obispo Road. Obispo road shall be evaluated BP PW using a testing method approved by the City Engineer. The road shall be reconstructed or overlayed as recommended by the test results. The City Engineer shall determine the appropriate Traffic Index(TI)for this roadway. The road shall be constructed to Engineering Standard Drawing No.401 Type B 26. All public improvements shall be designed by a BP PW registered Civil Engineer and constructed in conformance with the City Of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 27. A sight distance traffic analysis shall be required to identify any specific project ingress/egress improvements. Sight distance recommendations shall be subject to City Engineer review and approval. Improvement Maintenance: Street Improvements and landscaping. 28. The following items are the responsibility of this BP PW development to maintain. They may be maintained through a homeowners association, assessment district, benefit assessment district, landscaping and lighting district, City acceptance or other mechanism to fund and perform short and long term maintenance. This mechanism must be in place prior to the final inspection on the improvements. a. Road Improvements including road surface, curb,gutter and sidewalk and drainage facilities on Calle Miranda. b. The drainage basin. Wastewater: 29. A City of Atascadero Sewer Extension BP PW Performance Agreement shall be executed. City of Atascadero Resolution No.2004-004 Page 9 of 20 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Pernit BS:Building Services 4900 Obispo Road 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 2003-0032 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. 30. SS mains shall be laid out in a straight line BP PW between manholes. Curved sewer lines will be allowed only under special circumstances. 31. Applicant shall pay sewer Extension BP PW (Annexation), Connection and Reimbursement fees(if applicable)upon issuance of building permit. 32. Final project inspection shall be contingent upon BP PW completion of the public sewer extension and Public Works final inspection. 33. Applicant shall construct public SS Main BP PW beginning at SS Manhole in EI Camino Real approximately 320 feet north of Del Rio Road, then east along Del Rio Road to Obispo Road, then north on Obispo Road to the project site. 34. Gravity mains shall terminate in manholes. BP PW 35. Gravity mains and other sewer facilities within the BP PW subdivision shall be privately owned and maintained. 36. Private utility easements will be required for BP PW sewer laterals that cross private property lines. 37. Sewer Drainage piping serving fixtures which BP PW have flood level rims located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve fixtures above such elevation shall not discharge through the backwater valve. 38. Final project inspection shall be contingent upon BP PW completion of the public sewer extension and Public Works final inspection. 39. All public improvements shall be constructed in BP BS conformance with the City Of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 40. In the event that the applicant is allowed to bond BP PW for the public improvements required as a condition of the final map,the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 41. An engineer's estimate of probable cost shall be BP PW submitted for review and approval by the City Engineer to determine the amount of the bond. 42. The Subdivision Improvement Agreement shall BP PW record concurrently with the Final Map. City of Atascadero Resolution No.2004-004 Page 10 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 4900 Obispo Road SIP:Subdivision FD:FireDepartrnem Improvement Plans PD:Police Depar6ment Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2003-0032 FI:Final inspection CA:City Attorney FO:Final Occupancy AMWC:Water Comp, 43. An encroachment permit shall be obtained prior BP BS to the issuance of building permit. 44. The applicant shall enter into a Plan BP PW Check/Inspection agreement with the City. 45. A six(6) -foot Public Utility Easement(PUE)shall BP BS be provided where needed. 46. The applicant shall be responsible for the BP PW relocation and/or alteration of existing utilities. 47. The applicant shall install all new utilities (water, BP PW gas, electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 48. The applicant shall monument all property BP PS/PW corners for construction control and shall promptly replace them if disturbed. . 49. The applicant shall acquire title interest in any BP PS/PW off-site 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. 50. Slope easements shall be provided as needed to BP PW accommodate cut of fill slopes. 51. Drainage easements shall be provided as BP PW needed to accommodate both public and private drainage facilities. 52. Plan and Profile drawings of proposed SS BP PW facilities shall be submitted for approval (Utility owner signatures will be required) 53. A preliminary subdivision guarantee shall be BP PW submitted for review in conjunction with the processing of the map. 54. All existing and proposed utility, pipeline, open BP PW space, 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. City of Atascadero Resolution No.2004-004 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 4900 Obispo Road 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 2003-0032 FI:Final inspection CA:Cily Attorney F0:Final Occupancy AMWC:Water Comp. 55. The final map shall be signed by the City BP PW Engineer prior to the map being placed on the agenda for City Council acceptance. 56. Prior to recording the final map, the applicant BP PW shall submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance shall submit the map for review and approval. 57. Prior to recording the final map, the applicant BP PW shall set 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. 58. Prior to recording the parcel map, the applicant BP PW shall pay all outstanding plan check/inspection fees. 59. Prior to recording the map, the applicant shall BP PW complete all improvements required by these conditions of approval. 60. Prior to recording the parcel map, the applicant BP PW shall have 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. 61. Prior to recording the final map, provisions for the BP PW repair and maintenance of the private sewer 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 homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 62. Upon recording the final map, the applicant shall BP PW 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. 63. Prior to the final inspection of any public BP PW improvements, the applicant shall submit a City of Atascadero Resolution No.2004-004 Page 12 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 4900 Obispo Road 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 2003.0032 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 64. Prior to the final inspection, the applicant shall BP PW submit a written certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 65. Applicant shall have six (6) months from public BP PW sewer 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 reimbursement from others connection the public sewer extension shall be waived. Atascadero Mutual Water Company 66. Prior to the recording of the Final Map or the BP BS issuance of building permits,the applicant 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 water system. 67. Prior to starting the construction of BP BS improvements,the applicant shall pay all installation and connection fees required by AMWC. 68. Prior to the issuance of building permits, the BP BS applicant shall obtain a"Will Serve"letter from the Atascadero Mutual Water Company. City of Atascadero Resolution No.2004-004 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 4900 Obispo Road SIP:SubdNision FD:Fire Department Improment Plans PD:Police Deparknent Vesting Tentative Tract Map FM:Finveal Map CE:City Engineer TO:Temporary Occupancy WW Wastewater TTM 2003-0032 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp, 69. All water distribution facilities shall be BP BS constructed in 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. Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations BP BS,PS,CE 1.c.1 shall apply: ■ Proposed fencing location and height shall comply with Atascadero Municipal Code. • The project landscaping shall include residential front yards, street facing side yards,Obispo Road frontage, and a minimum 2 street trees per front yard and street facing side yards. ■ The on-site retention basin shall be landscaped with plant materials compatible with the surrounding area while allowing the basin to function as engineered for storm water management. ■ All proposed trees shall be shade trees of 15-gallon size and double staked. Mitigation Measure 1.c.2: The proposed homes shall include BP BS,PS,CE 1.c.2 the use of earth-tone paint and roof colors designed to blend with the surrounding semi-rural environment and reduce the potential for reflected light and glare. City of Atascadero Resolution No.2004-004 Page 14 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 4900 Obispo Road 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 2003-0032 FI:Final inspection CA:Cay Attorney F0:Final Occupancy AMWC:Water Comp. Mitigation Measure 1.d.1: No on-site street lighting is BP BS,PS,CE 1.d.1 proposed. However, if exterior street lighting is proposed, it shall be limited to the intersections only and designed to 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 20-feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the private street. Fixtures shall be shield cut- off type and compatible with neighborhood setting,subject to staff approval. In addition, individual exterior home-owner lighting shall be restricted through CC&R's and individual lot deed-restriction to prohibit high-intensity lighting in excess of one-foot candle, limited in fixture height to not exceed 10 feet, and utilize full cut-off, "hooded"lighting fixtures to prevent offsite light spillage and glare. City of Atascadero Resolution No.2004-004 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 4900 Obispo Road 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 2003-0032 Fl:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Mitigation Measure 3.b.1: The project shall be conditioned to BP,GP BS,PS,CE 3.b.1 comply with all applicable District regulations pertaining to the control of fugitive dust(PM-10)as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders,cranes, loaders,scrapers, backhoes, generator sets, compressors, auxiliary 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. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed(non- potable)water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. City of Atascadero Resolution No.2004-004 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 4900 Obispo Road SIP:Subdivision FD:Fire Department Vesting Tentative Tract Map FM:Femen�t Plane PD:Coy EnginDepartment CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2003-0032 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. E. Exposed ground areas that are plann4ed to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re- vegetation should be stabilized using approved chemical soil binder,jute netting, or other methods approved in advance by the APCD. G. All roadways,driveways, sidewalks,etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. J. 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. 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. load and top of trailer)in accordance with CVC Section 23114. Mitigation Measure 44.e.11: The building permit site plan shall BP PS,BS,CE 4.e.1 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. City of Atascadero Resolution No.2004-004 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 4900 Obispo Road SIP:Subdivision FD:Fire Department Vesting Tentative Tract Map FMpr�eamMnatpPlans PD:Police Department CE:City Engineer TO:Temporary Occupancy WW:Wastewater TTM 2003-0032 FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Mitigation Measure 4.e.2: The developer shall contract with a BR GP PS,BS,CE 4.e.2 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 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: ■ Fencing: Must be a minimum of 4' high,chain link, and snow or safety fence,staked at the drip-line or line of encroachment for each tree or group of trees. Tree fencing shall be erected before demolition, grading, or construction begins and remains in place until final inspection of the project permit, except for work specifically required in the approved plans in which case the project arborist or Planning Staff must be consulted. ■ Warning Sian: A warning sign shall be prominently displayed on each fence. The sign shall be a minimum of 8.5 x 11-inches and clearly state: WARNING-TREE PROTECTION ZONE-This fence shall not be removed and is subject to a penalty according to the AMC Section 1-3.01. ■ Soil Aeration Methods: Soils under drip-lines that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting,adding organic matter,and boring small holes with an auger(18"deep, 24 apart with a 2-4"auger)and the application of moderate amounts of nitrogen fertilizer. The arborist shall advise. ■ Chip Mulch: All areas within the drip-line of the trees that cannot be fenced shall receive a 4-6"layer of chip mulch to retain moisture,soil structure and reduce the effects of soil compaction. City of Atascadero Resolution No.2004-004 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 4900 Obispo Road SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TTM 2003-0032 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. • Trenching within the Drip-line: All trenching under drip-lines of native trees shall be hand dug, augured or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1"in diameter shall be`clean cut with a sharp pruning tool and not left ragged. ■ Gradina within drip-line: Grading should not encroach within the drip-line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4-6"in depth may also be required in these areas. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. • Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. ■ Paving within the Drip-line: Pervious surfacing is required within the dripline of any oak trees. ■ Compaction: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. ■ Existina Surfaces: The existing ground surface within the drip-line of all oak trees shall not be cut,filled, compacted or pared. ■ Construction materials and waste: No liquid or solid construction waste shall be dumped on the ground within the drip-line of any oak tree. • Arborist Monitoring: During construction an arborist shall be present when encroaching within the dripline of any Oak tree. ■ Pre-Construction Meeting: An on-site pre- construction meeting with the Arborist, owner, planning staff, and the earth moving team shall be required for this project. Prior to final occupancy,a letter from the arborist shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist was on site for all grading and/or trenching activity that encroached into the drip-line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. City of Atascadero Resolution No.2004-004 Page 19 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 4900 Obispo Road 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 2003-0032 Fl:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. (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 6.b.1: The grading 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.c.1.: A soils report shall be required to BP,GP PS,BS,CE 6.c.1 be submitted with a future building permit by the building department. Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention GP PS,BS,CE 8.e.f.1 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.2: The developer is responsible for GP PS,BS,CE 8.e.f.2 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. City of Atascadero Resolution No.2004-004 Page 20 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 4900 Obispo Road SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TTM 2003.0032 TO:Temporary Occupancy WW:Wastewater FI:Final inspection CA:City Attorney F0:Final Occupancy AMWC:Water Comp. Mitigation Measure 1 i.d.1: All construction activities shall BP,GP PS,BS,CE 11.d.1 comply with the City of Atascadero Noise Ordinance for hours of operation, and as follows: 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 Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. 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. Staff shall approve the details of such a sign during the Grading Plan/Building Permit review process.