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HomeMy WebLinkAboutResolution 2004-079 RESOLUTION NO. 2004-079 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP 2004-0054, A TWENTY-FIVE LOT MAP CONSISTENT WITH A PD-17 OVERLAY ZONE OF APN 049-042-015 (1225 El Camino Real/24 El Camino Partners, LP) WHEREAS, an application has been received from 24 El Camino Partners, LP (805 Aerovista Place,#202, San Luis Obispo, CA 93401), Applicant, and Kenneth Robinson (PO Box 331, Atascadero, CA 93423), 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 twenty-five lot residential Tentative Tract Map on APN 049-042-015; and, WHEREAS, the site's General Plan Designation is SFR-X (Single-Family Residential - X); and, WHEREAS, the Planning Commission has recommended that the site's current zoning district be changed from RSF-X (Residential Single-Family) to RSF-X/PD-17 (Residential Single-Family-X with a Planned Development Overlay); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004-0022 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA)have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Vesting 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 7, 2004, studied and considered Vesting Tentative Tract Map 2004-0054, 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 September 28, 2004, studied and considered Vesting Tentative Tract Map 2004-0054, 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: City of Atascadero Resolution No.2004-079 Page 2 of 18 SECTION 1. Findings of Approval for Vesting Tentative Tract Map, the City Council of the City of Atascadero finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District#17 Master Plan of Development (CUP 2004-0130). 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 September 28, 2004, resolved to approve Vesting Tentative Tract Map (TTM 2004-0054) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2004-0054 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. City of Atascadero Resolution No.2004-079 Page 3 of 18 On motion by Council Member O'Malley and seconded by Council Member Scalise, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote: AYES: Council Members Clay, O'Malley, Pacas, Scalise and Mayor Luna NOES: None ABSENT: None ADOPTED: September 28, 2004 CITY O4Gee DER By: una, Mayor ATTEST: Marcia McClure Torgerson, C.M. City Clerk APPROVED AS TO FORM: Thomas R. Gibson, Interim City Attorney City of Atascadero Resolution No.2004-079 Page 4 of 18 Exhibit A:Vesting Tentative Tract Map 2004-0054 l �- 1 ' i Y 1 00 f Y A 4 1 f ` ,' _ 90 -� zl City of Atascadero Resolution No.2004-079 Page 5 of 18 Exhibit B:Conditions Of Approval/Mitigation Monitoring Program Tentative Tract Map 2004-0054 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permil PS:Planning Services BP:Building Pemrt BS:Budding Ssr A 1225 El Camino Real SIP:Subdivisbn FD:Fire Depadrnent Improvement Plans PD:Police Deparbnerd Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary WW:Wastewater TTM 2004-0054 Occupancy CA City anomey 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 2004-0082 and CUP 2003-0130. 2. Approval of this Tentative Tract Map shall be valid for two years FM PS 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 authority FM PS 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 to FM PS 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. Any subsequent changes to the CC&R's related to items required by the Master Plan of Development or this approval shall be subject to City approval. 6. The granting of this entitlement shall apply to the property located On going PS at 1225 EI Camino Real(APN 049-042-015)regardless of owner. 7. The Final Map shall be drawn in substantial conformance with the FM PS 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, 8. The subdivider shall defend, indemnify, and hold harmless the FM PS City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city,or City of Atascadero Resolution No.2004-079 Page 6 of 18 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permit PS:Planning Services EP: BS:Building SeNtes 1225 EI Camino Real SIP:BSulAiv'rsiioilding nrn D:Ree Depaamant Improvement Plarr PD:Poise DepaMient Vesting Tentative Tract Map FM:Final Map CE:City Engineer T0:Temporary WW:Wastewater TTM 2004-0054 Oce panty CA City Attomey FI:Final inVection AMWC:Water Comp. F0:Final Occupancy any of its entities,concerning the subdivision. 9. Affordable Housing Requirement: The applicant shall designate FM PS,CE either 2 units as very-low income or 4 units as low-income, deed- restricted for a 30-year period as follows in accordance with the State Density Bonus Program provisions. Such units shall be located throughout the project and shall be subject to planning staff approval. 10. 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. 11. Affordable Workforce Housing FM PS,CE Prior to recordation of final map,the applicant shall enter into a legal agreement with the City to reserve 1/2 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. Fire Marshal 12. Final street name selection shall be consistent with the future FM PS,CE street extension,subject to staff approval 13. Provide a letter from the Atascadero Mutual Water Company BP PS/FD stating the minimum expected water available to the site. Amount available must meet minimum requirement specified in the California Fire Code. 14. Note that approved address signage is to be provided. BP PS/FD City of Atascadero Resolution No.2004-079 Page 7 of 18 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Pernt PS:Planning Services BP:Building Penit BS:Building Services 1225 EI Camino Real SIP:Subdivision FD:Fire Departrnent Improvement plans PD:Police Dep rtrnerd Vesting Tentative Tract Map FM:Final Map CE:City Engineer � ca�e Wastewater 2004-0054 � cnyaaon FI:Final inspection AMWC:Water Comp. F0:Final Occupancy 15. Note on plans that fire lanes shall be delineated to restrict BP PS/FD parking as required by the Fire Authority. 16. One fire hydrant shall be located along the frontage of Lot 10, BP PS/FD subject to the approval of the Fire Department Engineering Conditions: PROJECT SPECIFIC CONDITIONS Drainage: 17. Obtain approval by the City Engineer of the grading & drainage SIP CE plan and the storm drain design&facilities. 18. Submit calculations to support the design of any structures or SIP CE pipes. Closed conduits shall be designed to convey the 10-year flow with gravity flow,the 25-year flow with head,and provide safe conveyance for the 100 year overflow. 19. Provide for the detention of the 50 year developed storm runoff, SIP CE while metering out the 2 year undeveloped storm runoff. 20. Provide drainage analysis of project storm water flows and existing SIP storm water flow from the project boundary to Graves Creek.This project must mitigate any downstream impacts of the project storm water flows down stream. 21. Show the method of dispersal at all pipe outlets. Include SIP CE specifications for size&type. 22. Acquire drainage easements where needed. Drainage shall cross SIP CE lot lines only where a drainage easement has been provided. 23. Concentrated drainage from off-site areas shall be conveyed SIP CE 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 or Caltrans approval can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. Public Improvements and Maintenance: City of Atascadero Resolution No.2004-079 Page 8 of 18 Conditions of Approval/ Timing Responsibiiit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permit PS:Planning Services 1225 EI Camino Real SIP:Sunda n FD.BuildingDe � Improvement Plans PD:Poke DepaNnerd Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Ter porary WW:Wastewater TTM 2004-0054 Occupancy ca city Atlomey FI:Final inspection AMWC:Water Comp. F0:Final Occupancy FM CE 24. The applicant must provide for the repair and maintenance of on- site shared improvements.This includes roads,sidewalks,street trees,streetlights,private sewer system,drainage facilities, recreation areas and common landscaping.The two methods that may be used are: a.Homeowners Association.This private organization would be responsible for the maintenance,repair and replacement of the facilities. b.Assessment District and Landscape and Lighting District.Funds for the maintenance,repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. The City Engineer and City Attorney shall approve the final form prior to recordation. 25. All public improvements shall be constructed in conformance with SIP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 26. Full frontage improvements are required with this development. SIP CE These include curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Cross sections shall be submitted detailing the existing and proposed crossfall on El Camino Real. 27. Prior to issuance of building permits, the applicant shall submit a GP CE grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS 28. The Public Works Department shall approve all wastewater SIP WW facilities prior to construction. This includes pumps, force mains, cleanouts,manholes and connections. 29. Applicant shall pay sewer extension (annexation ) fees upon FM WW issuance of building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 30. Gravity mains and other sewer facilities within the subdivision shall SIP WW be privately owned and maintained. 31. Gravity mains within the subdivision shall be eight (8) inches in SIP WW diameter. City of Atascadero Resolution No.2004-079 Page 9 of 18 Conditions of Approval/ Timing Responsibifit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permit PS:Planning Services rvices 1225 EI Camino Real SIP Building S bbd�ion Fnit FDD.Fre�i�h Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE City Engineer TTM 2004-0054 �;,pr Saca A�meeyy FI:Final inspection AMWC:Water Cone. FO:Final Oocrpancy 32. Newly created lots are subject to the payment of sewer extension FM WW fees prior to final map recording. 33. STANDARD CONDITIONS 34. All public improvements shall be constructed in conformance with SIP the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 35. In the event that the applicant is allowed to bond for the public FM improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 36. An engineer's estimate of probable cost shall be submitted for FM review and approval by the City Engineer to determine the amount of the bond. 37. The Subdivision Improvement Agreement shall record FM concurrently with the Final Map. 38. The applicant shall be responsible for the relocation and/or SIP alteration of existing utilities. 39. The applicant shall install all new utilities (water, gas, electric, SIP cable N and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 40. The applicant shall monument all property corners for construction FM control and shall promptly replace them if disturbed. 41. The applicant shall acquire title interest in any off-site land that FM 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. 42. Slope easements shall be provided as needed to accommodate FM cut of fill slopes. 43. Drainage easements shall be provided as needed to FM accommodate both public and private drainage facilities. 44. The final map shall be signed by the City Engineer prior to the FM map being placed on the agenda for City Council acceptance. 45. Prior to recording the tract map,the applicant shall submit a map FM drawn in substantial conformance with the approved tentative map City of Atascadero Resolution No.2004-079 Page 10 of 18 Conditions of Approval/ Timing Responsibiiit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Pont PS:Planning Services ilding Sshficw 1225 EI Camino Real SIPBsuba�sun� FD:FreOeepaemant li provement Plena PD:Police Depanment Vesting Tentative Tract Map FM:Final Map CE:City Engineer TO:Temporary WW:Wastewater TTM 2004-0054 Occupancy CA,Cry aaamey FI:Final impaction AMWC:Water Comp. F0:Final Occupancy 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. 46. Prior to recording the tract map,the applicant shall set monuments FM 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. 47. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. 48. Prior to recording the map, the applicant shall complete all FM improvements required by these conditions of approval. 49. Prior to recording the tract map,the applicant shall have the map FM 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 map. 50. Upon recording the final map, the applicant shall provide the City FM with a black line clear Mylar(0.4 mil)copy and a blue line print of the recorded map. 51. Prior to the final inspection of any public improvements, the FM 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. 52. Prior to the final inspection, the applicant shall submit a written SIP certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 53. An encroachment permit shall be obtained prior to any work within SIP City rights of way. 54. Prior to the issuance of building permits the applicant shall submit SIP a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company City of Atascadero Resolution No.2004-079 Page 11 of 18 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GR Grading Pemit PS:Planning Services 1225 EI Camino Real SIP bd�� Fni D:Building Dpaemem Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CeciyDow TO:Tarnporary WW:Wastewater TTM 2004-0054 Occupancy CA City Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupancy 55. Before the issuance of building permits,the applicant shall AMWC 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 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. 56. Before the start of construction on the water system AMWC 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. 57. Before issuance of building permits,the applicant shall obtain a AMWC "Will Serve"letter from AMWC for the newly created lots within the subdivision. 58. The water mains required to serve the project shall be laid out AMWC in a grid or looped pattern and shall connect to the existing water mains system in EI Camino Real (14"main).and to Tract 2577(8"main),if possible. 59. The applicant shall provide AMWC with easements for those AMWC 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. 60. The applicant shall submit a hydraulic analysis with the first plan AMWC 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 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 of the project. 61. The applicant shall obtain a separate landscape-irrigation AMWC meter(s)from AMWC for the common areas within the project. City of Atascadero Resolution No.2004-079 Page 12 of 18 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Pemit PS:Planning Services BP:Building Permit BS:Building Services 1225 EI Camino Real SIP:Subdivision FD:Fire Department Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:Cly Engineer TTM 20040054 T0:Temporary WW:Wastewater Occupancy CA City Attomey Fl:Final inspection AMWC:Water Comp. F0:Final Occupancy 62. Before construction of the water system improvements,AMWC 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 BP 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 trees,street facing side yards,and EI Camino Real frontage. ■ 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 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 1.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 shall BP BS,PS,CE 1.d.1 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 14-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.2004-079 Page 13 of 18 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permit PS:Planning Services 1225 El Camino Real BP:Building FD:Fre�Depaarlmem Improvement ftPD:P*e Department Vesting Tentative Tract Map FM:Final Map ris CE:City Engineer TO:Tenporary WW:Wastewater TTM 2004-0054 00c,lia„y Ca City Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupancy 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. 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 planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. 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 City of Atascadero Resolution No.2004-079 Page 14 of 18 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permit PS:Planning Services BP:Building Pend BS:Building Services 1225 EI Camino Real SIP:Sthdivisbn FD:Fire Department Improvement Plans PD:Pons Departrnerd Vesting Tentative Tract Map FM:Friel Map CECkEngineer T0:Temporary WW:Wastewater TTM 2004-0054 Oocupancy CA.,City Attorney FI:Final inspection AMWC:Water Comp. F0:Final Occupancy 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. L 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 BP 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. Mitigation Measure 4.e.2: All tree removals shall be mitigated as BP PS,BS,CE 4.e.2 prescribed by the Atascadero Native Tree Ordinance. City of Atascadero Resolution No.2004-079 Page 15 of 18 Conditions of Approval/ Timing Responsibilit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Peart PS:Planning Services 1225 El Camino Real s P Building FD:Building re�� Irrgrovement Plans PD:Police Depantrnent Vesting Tentative Tract Map FM:Final Map CE:Cly Engineer TO:Temporary WW:Wastewater TTM 2004-0054 Occupancy CA,City Attemey FI:Final inspection AMWC:Water Comp. F0:Final Occupancy Mitigation Measure 4.e.3: The developer shall contract with a certified BP,GP PS,BS,CE 4.e.3 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.2004-079 Page 16 of 18 Conditions of Approval/ Timing Responsibiiit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permit PS:Planning Services SP Building "" Dise�1225 EI Camino Real SIP: F ,Fire Improvement Plans PD:Poke Gepartrnent Vesting Tentative Tract Map FM:Final Map CE:Cily Engineer TO:Temporary WW:Wastewater TTM 2004-0054 OD panty Ca oily Attorney FI:Final ingmwn AMWC:Water Corp. F0:Final OCCupancy ■ 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. 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. ■ Equipment 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. (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.2004-079 Page 17 of 18 Conditions of Approval/ Timing Responsibiiit Mitigation Mitigation Monitoring Program y/Monitoring Measure GP:Grading Permit PS:Planning Services 1225 EI Camino Real sv Buildingdivision� �:Frerng Deepeartm nt Improvement Plans PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:Cay Engineer T0:Temporary WW:Wastewater TTM 2004-0054 Occupancy Ca Cay Pamey FI:Final inspection AMWC:Water Cone• F0:Final OocWancy 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. 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 8.0.2 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 with BP,GP PS,BS,CE 11.d.1 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 O 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. City of Atascadero Resolution No.2004-079 Page 18 of 18