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HomeMy WebLinkAboutResolution 2004-042 RESOLUTION NO. 2004-042 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP 2003-0037, A THIRTY-TWO LOT MAP CONSISTENT WITH A PD-17 OVERLAY ZONE OF APN 049-101-0099 010 (1325 EL CAMINO REAL/ 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) to RSF-X / PD-17 (Residential Single-Family with Planned Development Overlay #17) and an added zone change of the subsequent Lot 32 to include an HS (Historic Site) overlay zone with the adoption of a Master Plan of Development, and a thirty-two lot residential Tentative Tract Map on APN 049-101-009, 010 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 - X); 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 thirty-two 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 April 20, 2004, studied and considered Tentative Tract Map 2003-0037, 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 May 4, 2004, studied and considered Vesting Tentative Tract Map 2003-0037, after first studying and considering the Draft Mitigated Negative Declaration prepared for the project; and, City of Atascadero Resolution No.2004-042 Page 2 of 19 NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero: Section 1. Findings of Approval for Vesting Tentative Tract May, the City Council 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 2003-0112). 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. Approval. The Atascadero City Council in a regular session assembled on May 4, 2004, resolves to approve Vesting Tentative Parcel Map (TPM 2003-0037) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2003-0037 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. City of Atascadero Resolution No.2004-042 Page 3 of 19 On motion by Council Member O'Malley and seconded by Council Member Clay, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote: AYES: Council Members Clay, O'Malley, Scalise and Mayor Luna NOES: Council Member Pacas ABSENT: None ADOPTED: May 11, 2004 CIT;Dr. ATASCAD O By: L`r`� George Luna, Mayor ATTEST: y4tul� W Marcia McClure Torgerson, C.M.C., (fif Clerk APPROVED AS TO FORM: Roy . Hanley, 6ty Att rney City of Atascadero Resolution No.2004-042 Page 4 of 19 Exhibit A,Vesting Tentative Tract Map 2003-0037 IL CK""tau. r ° Note: Refer to Cup * Exhibit C for revised entry alignment. �mursaaa�s� €IF 94 1 ' aai�zss�a�� s CC t' �ltugg � i r{ g ffi'691tl$ NI�MM ',.� 1 � Ilk A' I I % I y w I OF l9Iv 0 i� a �s * City of Atascadero Resolution No.2004-042 Page 5 of 19 Exhibit B:esolution PC 2004-0028 Tentative Tract Map 2003-0037 Conditions Of Approval/Mitigation Monitoring Program Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Pernil PS:Planning Services BP:Building Pemd BS:Building Services 1325 EI Camino Real SIP:Subdivision FD:FireDepartrnend Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:Cay Engineer TPM 2003-0037 TO:Temporary WW:Wastewater Occupancy Ca Cay Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupancy Planning Services 1. The approval of this Tentative Tract Map shall not become final FM PS and effective following approval of Zone Change 2003-0063 and CUP 2003-0112. 2. Approval of this Tentative Tract Map shall be valid for two FM PS 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 the FM PS 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 park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision subject FM PS 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 property On going PS located at 1325 EI Camino Real (APN 049-101-009, 010) regardless of owner. 7. The Final Map shall be drawn in substantial conformance with FM PS 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.2004-042 Page 6 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Pewit PS:Planning Services BP:Building Permit BS:Building Services 1325 El Camino Real SIP:Subdivision FD:Fire Department dmprovemerd Plans PD:Police Department Vesting Tentative Tract Map 14:Final Map CE:City Engineer TPM 2003-0037 To:Temporary WW:Wastewater Occupancy CA Cly Attorney Ft:Final inspection AMWC:Water Corte. F0:Final Occupancy 8. The subdivider shall defend, indemnify, and hold harmless the F PS 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 F PS, designate six deed-restricted units for a 30-year period as follows: six moderate-income units.Such units shall be located throughout the project and shall be subject to planning staff approval. 10. Street terminus shall require the following,subject to staff GP PS,CE approval: Deed notification to each property that the project street will be extended in the future to possible future residential development to the north and south. 11. The applicant will be required to record CC&R's for the map FM PS,CE that will include maintenance and access of common areas. 12. Deed notice shall be recorded with each lot notifying each FM PS,CE property owner that the on-site roadway shall be extended to serve future subdivisions to the north and south. 13. The colony house shall be located on lot#32. Front yard and FM PS,CE street-facing side yard shall be landscaped by the applicant. The lot shall include a deed restriction preventing the site from being altered in any manner that would degrade the significance of this historic house.The HS(Historic Structure) overlay zone designation shall also be applied to Lot 32. Any future alterations to the site or the residence will require a Precise Plan application to be reviewed and approved by the Planning Department. 14. Tree mitigation shall include payment by the applicant of up to BP,FM PS,CE $4,329.17 into the City tree replacement fund. A mitigation bond payment equal to the mitigation fee shall be collected for all native trees with impacts of greater than 5%. The bond shall be held for 18 months following the project final. 15. Lot 1:Drainage detention basins shall be landscaped by the BP PS developer and maintained by either the property owner or the homeowner's association.The open space area shall be landscaped with drought tolerant vegetation and shall be designed as a passive neighborhood park feature. Building Services 16. A soils investigation prepared by a licensed Geotechnical FM PS,BS,CE Engineer is to be provided for the project. The report is to be provided at the time of building permit submittal along City of Atascadero Resolution No.2004-042 Page 7 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:1325 El Camino Real sPBSabdivb uilding nm FD roDepa�m Improvement Pians PD:Poke Oeperlmem Vesting Tentative Tract Map FM:Final Map CE:Cly Engineer TPM 2003-0037 TO:Temporary WW:Wastewater Oocupan y CA City Attomey FI:Final inspection AMWC:Water Camp. F0:Final Occuparwy 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 17. Final street name selection shall be consistent with the FM PS,CE future street extension,subject to staff approval 18. Provide a letter from the Atascadero Mutual Water Company FM CE stating the minimum expected water available to the site. Amount available must meet minimum requirement specified in the California Fire Code. 19. Note that approved address signage is to be provided. FM CE 20. Note on plans that fire lanes shall be delineated to restrict FM CE parking as required by the Fire Authority. City Engineer Project Conditions Drainage: 21. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 22. The applicant shall submit drainage calculations for review BP PW and approval of the City Engineer. 23. All drainage basins shall detain the difference in the 2-year BP PW storm runoff or the undeveloped site and the 50-year storm runoff of the developed site. The outlet pipe or channel shall be sized for the 2-year storm peak runoff rate for the undeveloped site at full capacity. 24. The applicant shall address storm water detention to the BP/FM PW satisfaction of the City Engineer,prior to grading and drainage approval,or approval of the final map. 25. A homeowners association,or other funding and FM PW maintenance agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the pervious pavers, and maintenance of the drainage facilities. 26. Existing drainage patterns from adjacent properties shall not BP PW be obstructed. 27. All drainage from improvements shall cross property lines BP PW within drainage easements. 28. Drainage at the rear of the lots must be carried across BP PW property lines in a closed conduit. Frontage Improvements: BP PW City of Atascadero Resolution No.2004-042 Page 8 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Budding Pemit BS:Building Services 1325 EI Camino Real SIP:Subdivision FD:Fire Departnent Improvement Plans PD:Poke Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary WW:Wastewater Occupancy 2003-0037 Occ, ncy CA:City Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupancy 29. Project shall include construction of curb,gutter and BP PW sidewalk along entire EI Camino Real frontage. 30. Alignment of frontage improvements shall be approved by BP PW the City Engineer. 31. The entry location of project on EI Camino Real shall be BP PW located in such a location as to provide adequate site distance for vehicles exiting project. 32. All utilities shall be undergrounded on EI Camino Real BP PW Improvement Maintenance: Street Improvements and landscaping. 33. All street improvements shall be constructed in accordance BP PW with City of Atascadero Engineering Standards. 34. Prior to recording the final map,provisions for the repair and FM PW maintenance of all street and landscaping improvements shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the streets and landscaping, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. Wastewater: 35. All onsite sewer mains shall be privately owned and BP PW maintained. 36. Prior to recording the final map,provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures,such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 37. Applicant shall pay sewer extension(Annexation), BP PW Connection and Reimbursement fees(if applicable)upon issuance of building permit. 38. Gravity mains within the subdivision shall be eight(8)inches BP PW in diameter. 39. The sanitary sewer main on the south end of Copado Way, BP PW shall not extend to the adjoining property or Carrizo Road. Development south of project shall connect to future sewer main,which shall run up Carrizo Road from EI Camino Real. 40. Drainage piping serving fixtures which have flood level rims BP PW 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. City of Atascadero Resolution No.2004-042 Page 9 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Pem>tl PS:Planning Services rvices 1325 EI Camino Real BP.'eSi��� FFD.eDepa„ Vesting Tentative Tract Map FM FFha�ns CE:CPoyEn ment T0:Temporary WW:Wastewater TPM 2003-0037 0-vancy CA.CityAMmty FI:Fnal inspection AMWC:Water Conic. F0:Final Occupancy 41. All sanitary sewer(SS) mains shall terminate in manholes BP PW unless extension of the main,at some later date,is anticipated. If extension of a SS main is anticipated,said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. City Engineer Standard Conditions 42. In the event that the applicant is allowed to bond for the BP BS public improvements required as a condition of this map,the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 43. An engineer's estimate of probable cost shall be submitted BP PW for review and approval by the City Engineer to determine the amount of the bond. 44. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 45. All public improvements shall be constructed in conformance BP PW with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 46. The applicant shall enter into a Plan Check/Inspection BP BS agreement with the City. 47. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 48. The applicant shall install all new utilities (water, gas, BP BS electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 49. The applicant shall monument all property comers for BP PW construction control and shall promptly replace them if disturbed. 50. A preliminary subdivision guarantee shall be submitted for BP PW review in conjunction with the processing of the parcel map. 51. All existing and proposed utility, pipeline, open space, or BP PS/PW 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.2004-042 Page 10 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services nit BS:Building Services 1325 El Camino Real BID: P Subdaiv io D:Fee Department Improvement Plans D:Poke Department Vesting Tentative Tract Map FM:FinalMap CE:City Engineer TPM 2003-0037 TO:Temporary WW:wastewater Occupancy CA City Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupanq 52. Prior to recording the tract map, the applicant shall submit a FM PS/PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 53. Prior to recording the tract map, the applicant's surveyor FM PW shall set monuments at all new property corners or shall indicate, by certificate on the final 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. 54. Prior to recording the tract map, the applicant shall pay all FM BS outstanding plan check/inspection fees. 55. Prior to recording the tract map, the applicant shall have the FM PW 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,which indicates their review of the map. The letter shall identify any new easements, which 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. 56. Upon recording the final map,the applicant shall provide the FM PW City with a black line clear Mylar(0.4 mil) copy and a blue line print of the recorded map. 57. Prior to the final inspection of any public improvements, the BP PW 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. Atascadero Mutual Water Company 58. Prior to the recording of the Final Map or the issuance of BP BS 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). All water distribution facilities shall be constructed in conformance with AMWC standards and details and the California Waterworks Standards(Code of Regulations Title 22, Division 4,Chapter 16).All cross- connection devices shall conform to AWWA and California Department of Health Services standards. City of Atascadero Resolution No.2004-042 Page 11 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services ewins 1325 EI Camino Real sPBuilding �a an �:Frel� Inprovem n!Pleas PD:Police DepeMrent Vesting Tentative Tract Map FM:Final reap CE:City Engineer TPM 2003-0037 TO:Temporary WWastewater Oceupancy CA City Allomey FI:Fmelinspection AMWC:Water Comp. F0:Final Occupan q 59. Prior to starting the construction of water system BP BS improvements,the applicant shall pay all installation and connection fees required by AMWC.Subject to the approval of the AMWC,the applicant may enter into a deferred connection agreement. 60. Prior to the issuance of building permits,the applicant shall BP BS obtain a"Will Serve"letter from the Atascadero Mutual Water Company. 61. The water mains required to serve the project shall be laid BP BS out in a grid or looped pattern and shall connect to the existing water mains system, if possible. 62. The 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 prior to recordation of the final map. 63. The applicant shall submit a hydrolic analysis with the first plan chack 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 applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs for the ro'ect. 64. The applicant shall obtain a separate landscape-irrigation meter(s)from AMWC for the common areas within the project. City of Atascadero Resolution No.2004-042 Page 12 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Pernik PS:Planning Services Building 1325 EI Camino Real SIP:Subdivision FD:FreDeepertrnent Improvement Plans PO:Police Departrnerd Vesting Tentative Tract Map 11:Final Map CE:City Engineer TO:Temporary WW:Wastewater TPM 2003-0037 Occupancy Ca City attomey FI:Final inspecWn AMWC:Water Comp. FO:Final Occupancy 65. Landscaping for the common areas shall be drought- tolerant. Before construction of the water system improvements,AMWC shall review and approve the landscape plans for the common areas within the project. The landscape plan submittal shall incorporate the following: ■ Plant list with Water Use Classification of Landscape Species(WUCOLS) rating specified. Preference shall be given to plants with very low(VL)and low(L) WUCOLS ratings. ■ Justification for use of plants with WUCOLS rating of M or greater. • Total landscaped area including hardscapes(patios, walks,and decks)and planted areas and excluding sidewalks,driveways,streets,and/or parking areas. ■ The size and shape of turf areas shall promote for efficient irrigation shall be no less than 8-feet wide.Turf type shall be warm-season grasses.Turf areas shall be kept to a minimum and shall be limited to functional areas only.A goal of the landscape design should be a total turf area of no more than 10%of the total landscaped area. 66. Before construction of the water system improvements, AMWC shall review and approve the irrigation plans for the common areas within the project.The irrigation plan submittal shall include the following: ■ Landscape irrigation meter location and size. ■ Backflow prevention device type, location,and manufacturer. • Flow and precipitation rate for each circuit. • Irrigation schedules including schedules for establishment period and post establishment period. ■ Total anticipated water application per circuit per month for both schedules. ■ Total landscape water application. ■ Use of drip irrigation wherever possible. ■ A check valve shall be installed on the lowest head in each sprinkler circuit. Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations shall SP BS,PS,CE 1.c.1 apply: ■ Proposed fencing location and height shall comply with Atascadero Municipal Code. • The project landscaping shall include residential front yards, street facing side yards, EI Camino Real frontage,and a minimum 1 street tree per front yard and side street facing yard. ■ The on-site storm water and drainage detention basin shall be landscaped with plant materials compatible with the surrounding area while allowing the basin to function as City of Atascadero Resolution No.2004-042 Page 13 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BS:Building Seftaa 1325 El Camino Real S P BSa�NsanM D:Fires Depa orient improvement Plans PD:Pfte Depwinrem Vesting Tentative Tract Map FM:Final Map CE:Cily Engineer TO Temporary WW:Wastewater TPM 2003-0037 Occupancy CA oily Atiomey FI:Final inspection AMWC:Water Comp. D:Final Occupancy engineered for storm water management. ■ All proposed trees shall be shade trees of a minimum 15- gallon size and double staked. Mitigation Measure 1.c.2: The proposed homes shall include the use BP BS,PS,CE i.c.2 of earth-tone paint and roof colors designed to blend with the surrounding residential environment and reduce the potential for reflected light and glare. Mitigation Measure 1.d.1: If exterior street lighting is proposed, it BP BS,PS,CE 1.d.1 shall be 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 16-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. 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. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers,graders,cranes, loaders,scrapers,backhoes,generator sets,compressors, auxiliary power units,with ARB certified motor vehicle diesel fuel(Non-taxed version suitable for use off-road). ■ Maximize to the extent feasible,the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. _ ■ Install diesel oxidation catalysts(DOC),catalyzed diesels particulate filters(CDPF)or other District approved emission reduction retrofit services(Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non-peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period,if necessary. ■ Phase construction activities, if appropriate. City of Atascadero Resolution No.2004-042 Page 14 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Penmil PS:Planning Services BP:Building Permit BS:Building Services 1325 El Camino Real SIP.subdivision FD:Fre Devamnent Improvement Plans PD:Police Deparinenl Vesting Tentative Tract Map IMFinial Mp CE:Cily Engineer TPM 2003-0037 TO:Temporary WKWastenter Occupancy CA City Attorney FI:Final inspection AMINC:Water Comp. F0:Final O=parq 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. 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 BP PS,BS,CE 4.e.1 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.2004-042 Page 15 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Permit BS:Budding Services 1325 El Camino Real SIP:Subdivision FD:Fire DWrbmnt improvement plans PD:Police DepaMsnt Vesting Tentative Tract Map FM:Final Map CE:City Engineer TPM 2003-0037 TO:Temporary WW:Wastewater Occwerwy CA:City Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupancy Mitigation Measure4.e.2: All tree removals shall be mitigated as BP PS,BS,CE 4.e 2 prescribed by the Atascadero Native Tree Ordinance. ($8,658.33) City of Atascadero Resolution No.2004-042 Page 16 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Pemwl PS:Planning Services rvices 1325 EI Camino Real BP. BuildingIrma FFD.Building Improvement Pens PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:city Engineer TPM 2003-0037 �uparvyy" cA cn money FI:Final inspection AMWC:Water Comp. F0:Final O=parq Mitigation Measure 4.e.3: The developer shall contract with a BP,GP PS,BS,CE 4.e.3 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 arborist report and City staff: (See Attachment 4) ■ Fencing: 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. Tree fencing shall be erected before demolition,grading,or construction begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s) shall inspect the fence placement once it is erected. This is mandatory for this project. ■ 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 24"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. ■ 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. ■ Grading 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. City of Atascadero Resolution No.2004-042 Page 17 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Permit PS:Planning Services ftes 1325 El Camino Real SIPBuilding bddiurssion� FD:Freoepam nt Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:Cily Engineer TO:Terrporary WW:Wastewater TPM 2003-0037 Occupancy CA City Attomey FI:Final inspection AMWC:Water Comp. F0:Final Occupancy ■ Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a pending condition and excavations should not leave the tree on a rapidly draining mound. Grading shall be done by hand underneath the drip-lines to avoid tearing any roots. • 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. ■ Paving within the Drip-line: Pervious surfacing is preferred within the dripline of any oak trees. Arborist(s)will advise. ■ Eauigment Operation: Vehicles and all heavy equipment shall not be driven under the trees,as this will contribute to soil compaction. ■ 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 waste: No liquid or solid construction waste shall be dumped on the ground within the drip-line of any oak tree. ■ Arborist Monitoring: An arborist shall be present for selected activities(trees identified on spreadsheet—See attachment 5)and pre-construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. ■ 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. The total number of native trees to be removed for this project is 13 with a dbh of 379.5 inches. (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. City of Atascadero Resolution No.2004-042 Page 18 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Pemwt PS:Planning Services ervices 1325 El Camino Real SIP:sum ildingPiD Ferrnk D:Fire Imprmn M Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:City Engineer T0:Ternprary WW:Wastewater TPM 2003-0037 OccWancy CACly Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupancy Mitigation Measure 5.a.1: The proposed project shall incorporate the BP PS,BS 5.a.1 Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings. The standards shall apply to the exterior rehabilitation of the Colony house and proposed landscape improvements to the overall project site,subject to staff review and approval. Mitigation Measure 5.a.2: Replacement of any exterior materials or BP PS,BS 5.a.2 design features on the original colony house shall be consistent with the Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings. This shall include the replacements of any doors and windows with solid wood framing of similar design and appearance. Vinyl,vinyl-cladding,and metal materials are not permitted. Mitigation Measure 5.a.3: The proposed project shall include BP PS,BS 5.a.3 Covenants,Conditions and Restrictions(CC&R's)or equivalent mechanism that incorporate the planned development conditions of approval to ensure that the site retains the historic qualities(historic buildings,architecture,colors, materials,fencing,and landscaping) over time. Mitigation Measure 5.a.4: The new detached garage to be BP PS,BS 5.b.1 constructed on the colony house lot shall be of similar design as the existing original wood sided garage with wood doors and windows. The garage shall incorporate a pair of single or double-hung wood windows on each side and wood door design. A wood door may be added to any side. The garage door shall be constructed of wood and have an architectural appearance similar to the existing paired garage doors. The garage door may be of roll-up function. The garage driveway shall have a 20-foot minimum depth driveway. Mitigation Measure 5.b.1: Should any cultural resources be BP PS,BS 5.b.1 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 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.c.1.: A soils report shall be required to be BP,GP PS,BS,CE 6.0 submitted with a future building permit by the building department. City of Atascadero Resolution No.2004-042 Page 19 of 19 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Grading Penna PS:Planning Services 1325 EI Camino Real BID: P Sudiv�abbom �:FreDePem�nt Improuen ent Plans PD:Poke DepaMient Vesting Tentative Tract Map FM:Final Map CE:Cily Engineer TPM 2003-0037 TO:Temporary WW:Wastewater Occupancy CA City Atlomey FI:Final inspection AMWC:Water Comp. F0:Final Occupancy Mitigation Measure 8e.f.1: A Storm water 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. Mitigation Measure 11.d.1: All construction activities shall comply BP,GP PS,BS,CE 11.d.1 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 Gradin Plan/Building Permit review process.