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HomeMy WebLinkAboutResolution 2004-019 RESOLUTION NO. 2004-019 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING VESTING TENTATIVE TRACT MAP 2003-0041, A SIXTEEN-LOT MAP CONSISTENT WITH A PD-17 OVERLAY ZONE OF APN 056-111-023 (8955 Coromar Avenue /Gearhart) WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Avenue, Atascadero, CA 93422), Applicant and Property Owner to consider a project consisting of a zone change from RSF-X (Residential Single-Family-X) to RSF-X / PD-17 (Residential Single-Family-X with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a 16-lot residential Tentative Tract Map on APN 056- 111-023 and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2003-0069 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 Planning Commission has recommended that the site's General Plan designation be amended from GC (General Commercial) to SFR-X (Single-Family Residential—X); and, WHEREAS, the Planning Commission has recommended that the site be rezoned from CR (Commercial Retail) & CT (Commercial Tourist) to RSF-X (Residential Single Family) zone and to include a PD-17 overlay with a Master Plan of Development thereby allowing a sixteen 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 City Council of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, NOW, THEREFORE,the City Council takes the following actions: Section 1. Findings of Approval for Tentative Tract Man, 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#17 Master Plan of Development (CUP 2003-0120). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) 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. Recommendation of Approval. The City Council of the City of Atascadero, in a regular session assembled on March 9, 2004, resolved to approve Vesting Tentative Tract Map (TTM 2003-0041) subject to the following: Exhibit A: Vesting Tentative Tract Map 2003-0041 Exhibit B: Conditions of Approval/Mitigation Monitoring Program. On motion by Council Member O'Malley and seconded by Mayor Luna, the foregoing Resolution is hereby adopted in its entirety by the following roll call vote: AYES: Council Member Clay, O'Malley, Scalise and Mayor Luna NOES: Council Member Pacas ABSENT: None ADOPTED: March 9, 2004 CITYATASCAD RO By: Awr�.� Geor e Luna, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., Ty Clerk APPAPVED AS TO RM: )ka, Ro A. ley, City Xttorr Exhibit A: Resolution E Tentative Tract Map 2003-0041 Coromar Avenue Site k s Lt fist r a } g ;e y z P 110�zz S k ji � � r �` •ww E w eNa a<ce�fia FR s 3 t E 1 H Q&9 x w w k a a s # aw aa49 np 1111111MH11 H F Exhibit B: Resolution E Tentative Tract Map 2003-0041 Coromar Avenue Site Conditions of Approval/Mitigation Monitoring Program Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy C0.City Attorney Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-00742CH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain Planning Services 1. The approval of this zone change and use permit shall BP PS become final and effective following City Council approval. 2. Approval of this Master Plan of Development shall be FM PS valid concurrently with the life of Tentative Tract Map 2003-0041 and then indefinitely following final map. The Master Plan of Development approval shall expire and become null and void unless a final map is recorded consistent with the Master Plan of Development. 3. Changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission and do not require Council action. 4. The Community Development Department shall have BP/FM PS the authority to approve the following minor changes to the project the(1)modify the site plan project by less than 10%, (2)result in a superior site design or appearance,and/or(3)address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. 5. All subsequent Tentative Tract Map and construction BP/FM PS permits shall be consistent with the Master Plan of Development contained herein. 6. The proposed street is designed to extend to the north BP/FM PS to connect with future development with abandonment of the cul-de-sac configuration. There will be deed notice for each lot of this future extension. Conditions of Approval/ riming Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA City Attorney Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain 7. All site development shall be consistent with the BP/FM PS maximum intensities described in the statistical project summary as shown on CUP 2003-0230-Exhibit B. 8. Affordable Housing Requirement: The applicant shall FM,BP PS,CE either set aside five(5)housing unit at the moderate category rate for a period of 30 years. 9. Affordable Workforce Housing FM, BP PS,CE Prior to recordation of final map, the applicant 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. 10. Street terminus shall require the following,subject to BP,FM 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 fire turn-around at street terminus,to be Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Department BP:Building Pemrt PD:Police Department FI:Final Inspection CE:City Engineer TO:Terrgwrary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA:COAtbrney Pine Mountain Transfer of Development Rights(GPA 2003- 00092CH 2003-0073/ZCH 2003-00722CH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain removed with future roadway extension. 11. Deed notification shall be applied to each of the new FM PS,CE 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 BP FM 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 13. Final street name selection shall be consistent BP PS, BS with the future street extension, subject to staff approval. 14. Provide a letter from the Atascadero Mutual Water BP BS Company stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 15. Note approved address signage is to be provided. BP BS 16. Note on plans that fire lanes shall be delineated to BP BS restrict parking as required by the Fire Authority. City Engineer Standard Conditions Drainage: 17. In the event that the applicant bonds for the public FM CE improvements required as a condition of this map,the applicant shall enter into a Subdivision Improvement Agreement with the City Council 18. An engineer's estimate of probable cost shall be FM CE submitted for review and approval by the City Engineer to determine the amount of the bond. Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:FireDepartrnent BP:Building Pemit PD:Police Departrnent Fl:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA:COAtomey Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-00722CH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain 19. The Subdivision Improvement Agreement shall record FM CE concurrently with the Final Map. 20. The applicant shall enter into a Plan Check/Inspection GP, BP CE agreement with the City. 21. A six (6) foot Public Utility Easement (PUE) shall be FM CE provided contiguous to the property frontage. 22. The applicant shall acquire title interest in any off-site FM 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. 23. Slope easements shall be obtained by the applicant GP, BP CE as needed to accommodate cut or fill slopes. 24. Drainage easements shall be obtained by the GP,BP CE applicant as needed to accommodate both public and private drainage facilities. 25. A preliminary subdivision guarantee shall be FM CE submitted for review in conjunction with the processing of the tract map. 26. The final map shall be signed by the City Engineer FM CE prior to the map being placed on the agenda for City Council acceptance. 27. Prior to recording the tract map, the applicant shall FM CE pay all outstanding plan check/inspection fees. 28. Prior to recording the map, the applicant shall bond FM CE for or complete all improvements required by these conditions of approval. 29. Prior to recording the tract map, the applicant shall FM CE bond for or 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. 30. Prior to recording the tract map, the applicant shall FM 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. Conditions of Approval/ riming Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA:CO Attorney Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-00742CH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain 31. All existing and proposed utility, pipeline, open space, FM CE or other 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. 32. Prior to recording the tract map, the applicant shall FM CE 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. 33. Prior to the issuance of building permits the applicant GP, BP CE shall submit 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. 34. The applicant must provide for the maintenance of on- FM CE site shared improvements.This includes roads, sidewalks,street trees,streetlights,drainage facilities, sewer, recreation areas,Caltran R-O-W frontage landscaping,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. City Engineer Site Specific Conditions Drainage: GP,BP CE 35. Submit calculations to support the design of any 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 1 00- ear overflow. Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Deparknent BP:Building Pemit PD:Police Depa anent FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:wastewater Mitigation Monitoring Program FO:Final Occupancy CA:City atromey Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-00742CH 2003-0076/CUP 2003-01201TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825, 8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain 36. Provide for the detention of the 50 year developed GP,BP CE storm runoff, while metering out the 2 year undeveloped storm runoff. 37. Drainage basins shall be designed to de-silt, detain GP, BP CE and meter storm flows as well as release them to natural runoff locations. 38. The drainage basins shall be landscaped with native GP, BP CE plantings. 39. A mechanism for funding and maintenance of the GP, BP CE storm drain facilities shall be provided. 40. Show the method of dispersal at all pipe outlets. GP, BP CE Include specifications for size&type. 41. Show method of conduct to approved off-site GP,BP CE drainage facilities. 42. Concentrated drainage from off-site areas shall be GP,BP CE 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. If drainage easement cannot be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. 43. Applicant shall submit erosion control plans and a GP,BP CE Storm Water Pollution Prevention Plan (SWPPP).The Regional Water Quality Control Board shall approve the SWPPP. Public Improvements 44. Prior to recording the final map, provisions for the FM CE repair and maintenance of the paving of the private road shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private street, private sewer, and drainage swale and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation 45. The applicant shall enter a Subdivision Improvement FM CE Agreement with the City of Atascadero prior to recording the final map. Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Pemat FD:Fire Departrnent BP:Building Pemtit PD:Police Departrnent FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA CityAforney Pine Mountain Transfer of Development Rights(GPA 2003- 00092CH 2003-00732CH 2003-0072/ZCH 2003-00742CH 2003-0076/CUP 2003-0120/'ITM 2003-0041MM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain 46. All public improvements shall be constructed in GP, BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City En ineer 47. Public improvements (i.e. curb, gutter, sidewalk, and GP, BP CE road widening) shall extend across the entire project frontage on Coromar and Portola. Public improvements shall also extend across the property frontage of APN 056-111-023 to the corner of Portola and Coromar. A curb ramp shall be included at the corner of Portola and Coromar. Applicant shall secure offsite easements or offers of dedication as necessary to construct improvements to City Standards. Wastewater 48. The Public Works Department shall approve all GP, BP WW wastewater facilities prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. 49. Gravity mains and other sewer facilities within the GP, BP WW subdivision shall be privately owned and maintained. 50. Gravity mains within the subdivision shall be eight (8) GP, BP WW inches in diameter. Atascadero Mutual Water Company 51. Before recordation of the final map,the applicant BP BS shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All new 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. 52. Prior to the issuance of building permits,the applicant BP BS shall obtain a"Will Serve"letter from the Atascadero Mutual Water Company for the newly created lots. Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business license BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Departinent BP:Building Pemtit PD:Police Deparknent FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:wastewater Mitigation Monitoring Program FO:Final Occupancy CA CityAttomey Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-00732CH 2003-0072/ZCH 2003-00742CH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain 53. Before the start of construction on the water system BP BS improvements,the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC,the applicant may enter in to a"deferred connection"agreement. 54. All water distribution facilities shall be constructed in BP BS conformance with Atascadero Mutual Water Company standards, policies and approved procedures. All cross-connection devices shall be constructed in conformance with AWWA and Department of Health Services standards. 55. Before the issuance of building or permits,the BP BS applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 56. The water mains required to serve the project shall be BP BS laid out in a grid or looped pattern and shall connect to the existing water mains system in Portola Rd. and Coromar Roads. 57. The Applicant shall submit a hydraulic analysis with BP BS the first plan check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The Analysis should identify any offsite improvements that may be required. 58. The applicant is responsible for designing and BP BS constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 59. Lots 1,2, 3&4 of proposed TTM 2003-0041 shall be BP BS served from existing water main on Portola Road. Mitigation Measure 1.d.1: All lighting shall be designed to eliminate BP BS,PS,CE 1.d.1 any off site glare. All exterior site lights 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 BP,GP BS,PS,CE 3.b.1 with all applicable District regulations pertaining to the control of fugitive dust(PM-10)as contained in sections 6.3,6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. 0 Fuel all off-road and portable diesel powered equipment, Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Spices BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Deparhrient BP:Building Permit PD:Police Department FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA:City Attomey Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825, 8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain 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. 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. Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Grading Permit FD:Fire Department BP:Building Permit PD:Police Department FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA City Mornay Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067rF TM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain H Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I All trucks hauling dirt,sand, soil,or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. 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 4.e.1: The building permit site plan shall identify all 6P PS,BS,CE 4.e.1 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. Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:GradingPemtlt FD:Fire Deparlrnent BP:Building Pennit PD:Police Deparlrnent FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA City Attorney Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain Mitigation Measure 4.e.2: The developer shall contract with a certified BR GP PS,BS,CE 4.e.2 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 unless otherwise directed by project arborist with city approval. (c) As specified by the arborist report and City staff: ■ Fencing: The proposed fencing is highlighted in orange on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the drip line or line of encroachment for each tree or group of trees. The fence must be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification,will inspect the fence placement once it is erected. ■ Soil Aeration Methods: Soils under the 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 24"auger)and the application of moderate amounts of nitrogen fertilizer. The arborist(s)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. ■ Trenching Within the Drip-Line: All trenching under the 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 sharp pruning tools and not left ragged Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL Business License BS:Building Services COROMAR Avenue TTM GP:Grading Pem>ti FD:Fire Department BP:Building Pemtit PD:Police Department FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA City Attorney Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-00411TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain ■ Grading Within the Drip-Line: Grading should not encroach within the drip-line. If grading is necessary, construction of retaining walls or tree wells or other protection necessary 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. If they cannot,they must be covered with burlap or another suitable material and wetted down 2X per day until re-buried. • Paving With the Drip-Line: Pervious surfacing is preferred within the drip-line of any oak tree. Arborist(s) will advise. ■ Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees,as this will contribute to soil compaction. Also there is to be no parking of equipment or personal vehicles in these areas. ■ Existing Surfaces: The existing ground surface within the drip-line of all oak trees shall not be cut,filled,compacted or pared. ■ Construction Materials and Water: No liquid or solid construction waste shall be dumped on the ground within the drip-line of any oak tree. ■ Arborist Meeting: An arborist shall be present for selected activities(trees identified on spreadsheet)and pre-construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. If there is a"yes"in the monitoring column,this is 100% mandatory. ■ Pre-Construction Meeting: An on-site pre-construction meeting with the arborist(s), owner, planning staff, and the earthy moving team may be required for this project. Prior to final occupancy,a letter from the arborist(s)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(s)were 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. Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL:Business License BS:Building Services COROMAR Avenue TTM GP:Wading Permit FD:Fre Deparlrnent BP:Building Permit PD:Police Department FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WN:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA CityatIomey Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-00732CH 2003-00722CH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain Mitigation Measure 6.b.1: The grading permit application plans shall GP PS,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.b.2: All cut and fill slopes shall be hydroseeded GP BP,BS 6.b.2 with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored)immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 6.e.1: Percolation tests are required for all lots not BP,GP PS.BS.CE 6.e.1 served by sewer before building permits for residences can be issued. Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan GP PS,BS,CE 8.e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring GP PS,BS,CE 8.e.f.2 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. The following measures apply only to Coromar Road site Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Sery ces BL:Business License BS:Building Services COROMAR Avenue TTM GP:GradingPemat FD:FireDeparbnent BP:Building Penrit PD:Police Deparbnent FI:Final Inspection CE:City Engineer TO:Temporary Occupancy WW:Wastewater Mitigation Monitoring Program FO:Final Occupancy CA:City Attorney Pine Mountain Transfer of Development Rights(GPA 2003- 0009/ZCH 2003-0073/ZCH 2003-0072/ZCH 2003-0074/ZCH 2003-0076/CUP 2003-0120/TTM 2003-0041/TTM 2003- 0042/CUP 2002-0067/TTM 2003-0045). 8825,8955 Coromar Avenue,3680&3700 Colima Road, Ferrocarril Road—De Anza Estates, Pine Mountain Mitigation Measure 11.a.6: A noise analysis shall be required for the BP,GP PS,BS,CE 11.a.6-8 Coromar site prior to project approval,verifying that the proposed sound wall is adequate for noise mitigation form U.S. Highway 101. In addition, all recommendations of the noise analysis shall be incorporated into the proposed project. Mitigation Measure I I.a.7: Noise levels must be reduced to 65 Ldn/CNEL at outdoor living areas to comply with the City Noise Element. Application of the 65 Ldn/CNEL requirements is subject to some interpretation, but the goal is to protect residents from excessive noise when they use outdoor living areas such as patios, pools, hot tubs, gazebos, etc. This will be best accomplished through the use of barriers, which are high enough to eliminate line-of-sight between standing adults in outdoor living areas and the majority of vehicles on the 101 freeway. Mitigation Measure 11.a.8: "Main Barrier"(Along Freeway) Layout: The main barrier should run along the freeway as currently shown, plus the barrier should"wrap"around the sides of Lot 11 (at least back to the edge of the cul-de-sac)and Lot 16(as far as possible towards the new roadway entrance off of Portola Road). Height: Ideally,the main barrier between the project and the freeway would completely eliminate line of sight to all vehicles on the freeway and off ramp (including exhaust stacks of"18-wheelers"). Practically,the barrier should be at least 6' (and preferably 8')above the house pad elevations in all locations. Since the grade"dips"between Lots 14, 15, 16 and the off ramp, it would be best to extend the height of the barrier in this recessed area if possible. Construction: Barriers may be constructed of any material weighting at least 5 pounds per square foot without holes or gaps of any kind (including at ground level). CMU, stucco, or wood construction will be appropriate as long as the minimum weight is achieved. "Local Barriers"(Around Individual Areas) Layout: Local barriers around specific outdoor living areas at Lots 5 through 10 may be required if line of sight to significant portions of the freeway exists. (This would be most likely at Lots 5 and 10). Height: 5'to 6', as required. Construction: Any material weighing at least 5 pounds per square foot without holes or gaps of any kind (including at ground level).