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HomeMy WebLinkAboutPC_2008-09-02_AgendaPacketCITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, September 2, 2008 — 7:00 P.M. City Hall Council Chambers 6907 El Camino Real Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Fonzi Vice Chairperson Jack Commissioner O'Keefe Commissioner Moreno Commissioner O'Grady Commissioner Marks Commissioner Heatherington Chairperson will read the decorum guidelines APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes. Please state your name and address for the record before making your presentation. The Commission may take action to direct the staff to place a matter of business on a future agenda) PLANNING COMMISSION BUSINESS DISCLOSURE OF EX PARTE COMMUNICATIONS: Prior to a project hearing Planning Commission Members must disclose any communications they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. City of Atascadero Planning Commission Agenda CONSENT CALENDAR Regular Meeting, September 2, 2008 Page 2 of 4 (All items on the consent calendar are considered to be routine and non -controversial by City Staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions.) 1. APPROVAL OF TIME EXTENSION ON TENTATIVE TRACT MAP 2006-0088 8255 SAN ANDRES (BARRE). COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 2. PLN 2007-1249 AMENDMENT TO CUP 1986-0013,1205 EL CAMINO REAL Property Owner: Escuela Del Rio, A California Non -Profit Corp., PO Box 6007, Atascadero, CA 93423 Applicant: Joe Elkins, Architect, PO Box 550, Templeton, CA 93465 Project Title: PLN 2007-1249, Amendment to CUP 1986-13 Project 1205 EI Camino Real, Atascadero, CA 93422 Location: APN 049-042-011 (San Luis Obispo County) Project The project consists of an application for a new facility and site improvements for an Description: existing daycare center for developmentally disabled adults. The existing structure on-site is proposed to be demolished. A new 3,720 square -foot facility is proposed. The proposed project includes a new passenger drop-off circle and eight (8) on-site parking spaces. Approximately 745 cubic yards of cut and 407 cubic yards of fill will be required. The project will impact twelve (12) native trees totaling 151 inches DBH; no trees are proposed for removal. The project will take access from EI Camino Real and be served by City sewer. General Plan Designation: HDR Zoning District: RMF -16 Proposed Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The Mitigated Negative Declaration is available for public review at 6907 EI Determination: Camino Real, Community Development Department from 8:00 a.m. to 5:00 p.m. Monday through Friday. City of Atascadero Planning Commission Agenda COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT Regular Meeting, September 2, 2008 Page 3 of 4 The next regular meeting of the Planning Commission will be on September 16, 2008, at City Hall, Council Chambers, 6907 El Camino Real, Atascadero. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at, or prior to this public hearing. City of Atascadero Planning Commission Agenda Regular Meeting, September 2, 2008 Page 4 of 4 City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m., at City Hall, Council Chambers, 6907 EI Camino Real, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during City Hall Annex business hours at the Community Development counter and on our website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager's Office, (805) 461-5000, or the City Clerk's Office, (805) 461-5000. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON AGENDA ITEMS Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Commission regarding the matter being considered to step up to the podium. If you wish to speak for, against, or comment in any way: • You must approach the podium and be recognized by the Chairperson • Give your name and address (not required) • Make your statement • All comments should be made to the Chairperson and Commission • All comments limited to 3 minutes (unless changed by the Commission) • No one may speak for a second time until everyone wishing to speak has had an opportunity to do so, and no one may speak more than twice on any item. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at least 24 hours prior to the meeting. Access to hook up your laptop to the City's projector will be provided. You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the Chairperson before the meeting begins to announce your presence and turn in the printed copy. The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Council. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, "PUBLIC HEARINGS", the Chairperson will call for anyone from the audience having business with the Commission to: • Please approach the podium and be recognized • Give your name and address (not required) • State the nature of your business This is the time items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes will be allowed for Community Forum (unless changed by the Commission). ITEM NUMBER: 1 DATE: 9-2-08 Atascadero Planning Commission Staff Report - Community Development Department Nicole Mercier, Planning Intern, 461-5000, Ext. 2406, nmercier@atascadero.org PLN 2099-1020 Time Extension 8255 San Andres Avenue (GDBI, LLC / Barre / Jardini) SUBJECT: Consideration of a one-year Time Extension for Tentative Tract Map 2006-0088. RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2008-0045, thereby approving a one-year Time Extension of Tentative Tract Map 2006-0088 in compliance with Sections 11-4.23(a) and 11-4.33(b) of the Subdivision Ordinance. SITUATION AND FACTS: 1. Property Owner/Applicant: Gene Barre, GDBI, LLC P.O. Box 776 Templeton, CA 93465 2. Contact: Pamela Jardini, Planning Solutions, 1360 New Wine Place, Templeton, CA 93465 3. Project Address: 8255 San Andres Ave., Atascadero, CA 93422 APN: 030-292-022 4. General Plan Designation: Medium Density Residential (MDR) 5. Zoning District: Residential Multi -Family (RMF -10) 6. Site Area: 0.731 acres 7. Existing Use: One current residence 8. Environmental Status: Certified Mitigated Negative Declaration 2006-0019 DISCUSSION: Background: The project consists of subdividing a 0.731 acre lot into a 5 -lot residential planned development. A Planned Development Overlay Zone #25 on the subject site with a corresponding Master Plan of Development (CUP) and vesting Tentative Tract Map was approved by the City Council on August 8, 2006. The project site is developed with a single-family residence that has been identified as a Colony Home. The applicant on this project is currently in the process of obtaining a Final Map for the project. The Final Map on this site is closely linked to the building permits and bonds for the on and off-site improvements. Building permits have been recently approved for the four new residential units and site improvements. Final Map recordation, bonds, and issuance of building permits will all be completed in conjunction with each other in the near future. Analysis: The Subdivision Map Act mandates an initial two-year life and, by local ordinance, the City can extend initial life up to an additional 12 months. Additionally, the City may extend the time at which the map expires for a period, or periods, not to exceed a total of five years (these are discretionary extensions). The application for the extension must be filed prior to the expiration date. The Planning Commission has discretion on whether they want to extend the map, or they can defer the decision to the City Council. The Planning Commission may add or modify any conditions of approval, prior to granting the Time Extension, to ensure the project remains consistent with updated ordinances and policy. Staff is not recommending any modifications with this Time Extension. Map History: Approval Expiration Original Approval August 8, 2006 August 8, 2008 Time Extension September 2, 2008 August 8, 2009 (Time Extension application submitted: August 6, 2008) CONCLUSION: The City Council found the proposed subdivision map, as conditioned, is consistent with the 2002 General Plan and Zoning Ordinance and the lot configurations are consistent with the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the Time Extension as requested. ALTERNATIVES: 1. The Commission may approve the Time Extension subject to additional or revised project conditions. 2. The Commission may deny the Time Extension if it is found to be inconsistent with the General Plan or any of the other required findings. The Commission's motion to deny must include a finding basis for denial. 3. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 — TTM 2006-0088 Attachment 3 — Conditions of Approval/Mitigation Monitoring Program Attachment 4 — Draft Resolution 2008-0045 ATTACHMENT 1: Location Map (General Plan & Zoning) 8255 San Andres Ave. Zoning District: Residential Multi Family (RMF -10) Land Use Designation: Medium Density Residential (MDR) ------------------ Project Site --- - ------ - II . . . . . . . . . . . . . . Zoning District: Residential Multi Family (RMF -10) Land Use Designation: Medium Density Residential (MDR) ATTACHMENT 2: TTM 2006-0088 8255 San Andres Ave. I� x I gill Hai Offl N Fct" a to �§ 5§§$$ —' :z Z -< r b- .8 g o�F�-i a b N $'mum CD00 D _ S nyo r�i7ro c F:t r is mi J/ r c b g to b= X " qd) bY11A) gill Hai Offl N I Mhl— to �§ 5§§$$ —' = a4 mem lit ~ee'� .. I Aa Xm0 y 4b��m •�gyXg " T��c;rNngz �x �� `^� F:t t�z�aa §gym (� ACA Y m - 1 .,a I 7 a .Lf[f .rroo, 3. is mi J/ r c b g to b= X " qd) bY11A) m N yc moAa to a I Mhl— to �§ �mt�=�'fi"XI�� —' k iP�'3ezS"x1.3NN t ~ee'� .. I Aa Xm0 Tai 4b��m •�gyXg " T��c;rNngz \e�'i `'�• I �� `^� F:t t�z�aa §gym (� ACA Y m - 1 N I 7 a .Lf[f m N yc moAa \ N()D N � S D pq r'R- Fro, v u• �2 A co <�o D a \ m - 1 ATTACHMENT 3: Conditions of Approval / Mitigation Monitoring Program TTM 2006-0088 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Camp. FO: Final Occupancy Planning Services 1. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2005-0097 upon second reading, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Tract Map shall be valid for two years after its FM PS 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 to FM PS 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 granting of this entitlement shall apply to the property located at (APN on-going PS 030-292-022) regardless of owner. 5. The Final Map shall be drawn in substantial conformance with the approved FM PS 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. 6. The subdivider shall defend, indemnify, and hold harmless the City of FM PS 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. 7. The Tract Map shall be subject to additional fees for park or recreation FM PS purposes (QUIMBY Act) as required by City Ordinance. 8. The emergency services and facility maintenance costs listed below BP PS shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer arees to participate in Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 9. All tract maintenance costs listed below shall be 100% funded by the BP PS project in perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. ■ All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. ■ All parks, trails, recreational facilities and like facilities. ■ All open space and native tree preservation areas. ■ All drainage facilities and detention basins. ■ All creeks, flood plains, floodways, wetlands, and riparian habitat areas. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. ■ All frontage landscaping and sidewalks along arterial streets 10. Prior to final map, the applicant shall submit CC&Rs for review and BP PS approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a) Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping in perpetuity. b) A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. c Residents shall keep all trash receptacles within the unit's Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy designated trash storage area. d) Garages shall be maintained and used for vehicle parking. e) No boats, RV's or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. f) A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 11. Affordable Housing Requirement: The applicant shall deed restrict a GP/BP PS, CA minimum of 1 residential unit for 30 years or shall pay in -lieu fees consistent with City Council Policy. 12. Workforce Housing: Prior to recordation of final map, the applicant shall BP PS, CA enter into a legal agreement with the City to reserve 'h 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. 13. The developer and/or subsequent owner shall assume responsibility for the Ongoing PS continued maintenance of all landscape and common areas. 14. A tree conservation and open space easement shall be recorded as shown on the tentative map. The easement shall include a description of permitted and non -permitted activities within the easement area including maintenance of trees, landscaping, and future construction activities. City Engineer Project Conditions 15. The applicant shall improve San Andres Avenue across the frontage of the property to the Local 405 street standard. Improvements shall include street widening, curb, gutter, and sidewalk. 5:1 asphalt tapers will be required from the gutter line to the edge of the existing pavement Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 16. The applicant shall overlay San Andres Avenue to a width of Y2 the street plus 10' across the frontage of the property as directed by the City Engineer. 17. Applicant shall provide a minimum of 2% drainage away from the buildings for 5'. 18. Final drainage calculations supporting the sizing of the stormwater detention basin shall be submitted as part of any building permit for review by the City Engineer. Basins to incorporate a safe path of travel for any emergency overflow of the basin 19. Drainage piping serving fixtures which have flood level rims located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve 20. Applicant shall pay sewer extension (Annexation), Connection and Reimbursement fees (if applicable) upon issuance of building permit. City Engineer Conditions 1. Full frontage improvements are required with this development. These BP, GP CE include curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Final alignment and configuration of EI Camino Real shall be determined by the City Engineer. This may require reconfiguration of roadway to allow for parking and bicycle lanes. 2. All handicap ramps shall be constructed to current ADA requirements, BP, GP CE including the use of truncated domes. 3. Prior to issuance of building permits, the applicant shall submit a grading BP, GP CE 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 4. The Public Works Department shall approve all wastewater facilities prior to BP, GP CE construction. This includes pumps, force mains, cleanouts, manholes and connections. 5. Applicant shall pay sewer extension (annexation) fees upon issuance of BP, GP CE building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 6. Gravity mains and other sewer facilities within the subdivision shall be BP, GP CE privately owned and maintained. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 7. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP CE 8. Gravity mains on-site shall end in a manhole. BP, GP CE STANDARD CONDITIONS 9. All public improvements shall be constructed in conformance with the City BP, GP CE of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 10. In the event that the applicant is allowed to bond 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. 11. An engineer's estimate of probable cost shall be submitted for review and FM CE approval by the City Engineer to determine the amount of the bond. 12. The Subdivision Improvement Agreement shall record concurrently with the FM CE Final Map. 13. The applicant shall be responsible for the relocation and/or alteration of BP, GP CE existing utilities. 14. The applicant shall install all new utilities (water, gas, electric, cable TV and BP, GP CE telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 15. The applicant shall monument all property corners for construction control FM CE and shall promptly replace them if disturbed. 16. The applicant shall acquire title interest in any off-site land that may be FM CE 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. 17. Slope easements shall be provided as needed to accommodate cut of fill FM CE slopes. 18. Drainage easements shall be provided as needed to accommodate both FM CE public and private drainage facilities. 19. The final map shall be signed by the City Engineer prior to the map being FM CE placed on the agenda for City Council acceptance. 20. Prior to recording the tract map, the applicant shall submit a map drawn in FM CE 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 / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 21. Prior to recording the tract map, the applicant shall set monuments at all FM CE 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. 22. Prior to recording the map, the applicant shall complete all improvements FM CE required by these conditions of approval 23. Prior to recording the tract map, the applicant shall have the map reviewed FM CE 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. 24. Upon recording the final map, the applicant shall provide the City with a FM CE black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 25. Prior to the final inspection of any public improvements, the applicant shall FM CE submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 26. Prior to the final inspection, the applicant shall submit a written certification BP, GP CE from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 27. An encroachment permit shall be obtained prior to any work within City BP, GP CE rights of way. 28. Prior to the issuance of building permits the applicant shall submit a grading BP, GP CE and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company 29. Before the issuance of building permits, the applicant 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 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. 30. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 31. 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 before recordation. 32. 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 before recordation. Mitigation Measures Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP BS 3.16.1 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. ■ Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ■ Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen 15 miles per hour or less; Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four 24 hours. Mitigation Measure 3.b.2: Naturally Occurring Asbestos (NOA) has been BP PS 3.b.1 identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection BP PS 4.e.1 fencing around the dripline, or as recommended by the project arborist, of each existing on-site or off-site native tree. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 4.e.2: Grading and excavation and grading work shall GP PS 4.e.2 be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Conditions of Approval / Mitigation Monitoring Program 8255 San Andres Avenue TTM 2006-0088 / PD -25 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 4.e.3: The developer shall contract with a certified GP PS 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 the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist. ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of 3/ inch granite covered with one -inch pea gravel for screeding or concrete with wells designed for water and air penetration to the rootzone. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.4: Stem wall construction shall be implemented for the rear units to avoid impacts to native trees and minimize grading. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 8255 San Andres Avenue BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department TTM 2006-0088 / PD -25 Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 5.a.1: Any exterior building modifications or site plan changes not represented in the proposed project that could occur during the Building Permit application process or during construction shall be consistent with the Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for Rehabilitating Historic Buildings and shall meet the provisions of CEQA -Section 15064.5, as approved by Planning Staff. Mitigation Measure 5.a.2: Decorative pavers or concrete shall be utilized for the construction of the shared driveway. The existing gravel driveway shall be removed and the front yard shall be landscaped with native drought tolerant species. Mitigation Measure 5.a.3: The proposed garage for the existing home shall be designed to be consistent with the architecture and style of the historic home. Mitigation Measure 6.b: The grading permit application plans shall include GP CE 6.b erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. Mitigation Measure 6.c.d: A soils report shall be required to be submitted GP BS 6.c.d with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that all BP CE 8.e.f 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 work orders. Mitigation Measure 11.d: All construction activities shall comply with the City Ongoing BS/PS 11.d of Atascadero Noise Ordinance for hours of operation. ATTACHMENT 4: Draft Resolution PC 2008-0045 RESOLUTION PC 2008-0045 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A ONE-YEAR TIME EXTENSION OF AN APPROVED VESTING TENTATIVE TRACT MAP (TTM 2006- 0088) AND CORRESPONDING MASTER PLAN OF DEVELOPMENT 8255 San Andres Avenue (GDBI, LLC / Barre / Jardini) WHEREAS, an application has been received from GDBI, LLC, Gene Barre, PO Box 776, Templeton, CA 93465, (Owner/Applicant), to consider a Time Extension for a project consisting of a Conditional Use Permit (Master Plan of Development) for a PD -25 with a corresponding and 5 -lot Vesting Tentative Tract Map on a 0.731 -acre site located at 8255 San Andres Avenue (APN 030-292-002); and, WHEREAS, the City Council, at a duly noticed Public Hearing held on August 8, 2006, studied and adopted Tentative Tract Map 2006-0088 after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; WHEREAS, the Planning Commission considered the proposed one-year Time Extension at a meeting held September 2, 2008, setting the expiration date to August 8, 2009; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1: Findings for approval of the Time Extension: The Planning Commission makes the following findings: 1. The approval of the second Time Extension would not place the residents of the subdivision or the immediate community, or both in a condition dangerous to their health or safety, or both. 2. The approval of the second Time Extension will not prohibit the project from complying with state or federal law. SECTION 2: Approval: The Planning Commission does hereby approve a one-year time extension of TTM 2006-0088, to expire on August 8, 2009. On motion by Commissioner , and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Roberta Fonzi Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 2 DATE: 9-2-08 Atascadero Planning Commission Staff Report - Community Development Department Callie Taylor, Associate Planner, 470-3448, ctaylor@atascadero.org PLN 2007-1249 New Facility for Adult Daycare Center Amendment to Conditional Use Permit 1986-0013 1205 EI Camino Real (Escuela Del Rio / Elkins) SUBJECT: The proposed project consists of an application to amend Conditional Use Permit 1986- 0013, an existing adult day care center for 25 developmentally disabled adults. The Amendment consists of a proposal to demolish the existing facility and construct a new facility with site improvements, landscaping, and parking on the existing 0.65 acre lot. No change in use is proposed. RECOMMENDATION: t►ii: - . u =_1 n Adopt Resolution PC 2008-0046 approving PLN 2007-1249, and Amendment to CUP 1986-0013 based on findings and subject to Conditions of Approval. Situation and Facts 1. Owner: Escuela Del Rio, PO Box 6007, Atascadero, CA 93423 2. Applicant: Joe Elkins, Architect, PO Box 550, Templeton, CA 93465 3. Project Address: 1205 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-042-011 4. General Plan Designation: High Density Residential (HDR) 5. Zoning District: Residential Multi -Family (RMF -16) 6. Site Area: 0.65 acres 7. Existing Use: Daycare facility for 25 developmentally disabled adults 8. Environmental Status: Proposed Mitigated Negative Declaration 2008-0016 DISCUSSION: I nratinn The project site is within the High Density Residential (HDR) General Plan Land Use Designation and Residential Multi -Family (RMF -16) Zoning District, which conditionally allows adult daycare facilities with more than six (6) adults being served by the facility, if the required findings can be made. Zoning: RMF -16 General Plan Designation: High Density Residential Surrounding Zoning: RMF -16, RSF-X, CPK Background In August of 1986, a Conditional Use Permit (CUP 1986-0013) was approved for the existing Escuela Del Rio facility at 1205 EI Camino Real. The project was approved as an adult day care facility for 25 developmentally disabled adults, and has been in operation on the site since 1986. Escuela Del Rio is a non-profit organization which offers programs and services for adults with developmental disabilities. The programs focus on teaching independent living skills, communication skills, money management, and nutrition and physical fitness. A senior program and a work program are also offered. Typical hours of operation are from 8:00 am to 3:30 pm, Monday through Friday. The program has been operating in an existing single-family residence on the site since it originally opened. The existing 1312 square -foot residence was built in 1951. The existing structure is a typical 1950's style architecture and is not of historical importance. The structure is in need of improvements. Parking is located in the driveway and near EI Camino Real. Existing Facility Analysis The proposed project Amendment consists of an application for a new facility and site improvements for the existing Escuela Del Rio center. No changes are proposed to the approved use of the site. The existing structure on-site is proposed to be demolished. The proposed project includes a passenger drop-off circle and eight (8) on-site parking spaces. The landscaped parking area will be located near EI Camino Real. Approximately 745 cubic yards of cut and 407 cubic yards of fill will be required for the new driveway and to meet accessibility and drainage requirements. The project will take access from EI Camino Real and be served by City sewer. Public improvements will be installed along EI Camino Real per City standards. A total of 12 native trees will be impacted by construction of the new facility and associated public improvements. Impacts range from 10% to 40%; no native trees are proposed for removal. Monitoring and mitigation measures outlined in the Arborist Report shall be followed during construction. The Arborist Report, Tree Protection Plan, and monitoring and mitigation measures are consistent with the Atascadero Native Tree Ordinance. �YtNtNh VoML i p1brw, Duni-, - Fa" 0) UNIT`. �� ,}��'_ Nom' a „1,r. mavai4�'aw►q�,ttt' PVNS 37A' WHO Mr ACIX5�T& 1 n 1 r VA Y.7 S HSHr —t WAz m___ -f g w�, • �r a bt0e MFR GIN T W �15b YbR'-. Na1: tfq�i j°k'OI'o�� 51"(� PLAN Proposed Site Plan Appearance Review A new 3,720 square -foot facility is proposed with the current Amendment. The facility is designed to match the residential architecture of the surrounding neighborhood. A porch extends across the front of the building. The elevations include pitched roofs with dormer windows. Wood siding is proposed on the exterior and will be painted a cream / off-white color. Dark red and green accent colors are proposed with dark bronze anodized windows and doors. The proposed facility, as designed, is consistent with the City of Atascadero's Appearance Review requirements for multi- family and Conditional Use Permit applications. Proposed Elevations for New Facility 0.rIa pmeIk,-rwt HWW-P;2� -MM, T r Findings A Conditional Use Permit is required for all conditionally allowed uses to ensure compatibility with the surrounding neighborhood and mitigatable impacts such as traffic, noise, and overall project appearance. The Planning Commission must make the following five findings to approve a Conditional Use Permit: 1. The proposed project or use is consistent with the General Plan. Staff Comment: The existing residential care use for an adult daycare facility is consistent with the General Plan's High Density Residential Land Use Designation. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment: As conditioned, the proposed adult daycare use satisfies all Conditional Use Permit provisions for a Residential Care Facility. The site has been designed with new facilities and meets all of the site design standards for the proposed use. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The subject site is directly off EI Camino Real, on a site which has been consistently occupied by an adult daycare facility since 1986. No change in use or number of clients is proposed. The use will not be detrimental to the general public or working persons health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project is located within a high density residential area. The use is consistent with the surrounding neighborhood. The original Conditional Use Permit 1986-0013 approved the existing adult daycare use and found that the use met the standards for neighborhood compatibility. The proposed site plan and new facility will be an improvement to the site and will provide a better facility for the existing use. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed Adult Daycare use is consistent with the traffic projections and road improvements anticipated within the General Plan. The project site is an existing developed site along EI Camino Real. Street improvements are proposed per City standards. Environmental Determination A Draft Mitigated Negative Declaration was circulated on August 5, 2008. A finding is proposed that this project would not have a significant effect on the environment with the incorporation of the recommended mitigation measures. Staff is recommending that the Planning Commission certify Proposed Mitigated Negative Declaration 2008-0016 as proposed. ('nnrh minn Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Conditional Use Permit can be made. As an amendment to the original 1986 CUP, the applicant is proposing site upgrades and replacement of the existing facility. The proposed project can be found consistent with the General Plan and Municipal Code as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned, allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or Conditions of Approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Commission should specify the reasons for denial of the project and make an associated finding with such action. ATTACHMENTS: Attachment 1: Location Map, General Plan, and Zoning Attachment 2: Aerial Attachment 3: Site Photos Attachment 4: Arborist Report & Tree Protection Plan Attachment 5: Draft Resolution PC 2008-0046 Attachment 1: Location Map, General Plan and Zoning AA RMF -16 o: Project Site 1205 El Camino Real ado , hep a CPK RSF-X Zoning: RMF -16 General Plan Designation: High Density Residential Surrounding Zoning: RMF -16, RSF X, CPK Attachment 2: Aerial .7 rT'- -T Project Site 1205 El Camino Real 00 q�, 1 a �� 4►;50PRI t r 1 _.. rrF ibmi4 rf ' s ` Attachment 4: Arborist Report i LP -0 % & T AI IMORISTS BOX 1311 TEMPLETON, CA 83465 (805) 43401St January 29, 2008 Escula Del Rio P.Q. Box 6007 Atascadero, CA 93422 Re„ Tree Protection Plan for new building at 1205 El Camino Deal Atascadero, CA 93422. This Tree Protection Plan is for the location stated above. The development will be impacting twelve native oak trees, seven live oaks (Quercus agrifolia) and five valley oaks (Quercus lobata). Impact to the native trees will be little to none if the pians are followed as drawn. It is the responsibility of the owner/agency to provide a copy of this tree protection plan to any and all contractors and subcontractors that work within the drip line of the native trees. It is highly recommended that each contractor sign and acknowledge this tree protection plan, The trees impacted by this project are numbered and identified on both the grading plan and the tree protection spreadsheet. Trees are numbered on the grading plans and in the field with an aluminum tag. Tree protection fencing is shown on the grading plan. In the field trees to be saved have yellow tape. Trees suggested for removal have red tape. Tree Rating System A rating system of 1-10 was used for visually establishing the overall condition of each tree on the spreadsheet. The rating system is defined as follows: Rating Condition 0 Deceased 1 Evidence of massive past failures, extreme disease and is in severe decline. 2 May be saved with attention to class 4 pruning, insect/pest eradication and future monitoring, 3 Some past failures, some pests or structural defects that may be mitigated by class IV pruning. Attachment 4: Arborist Report 4 May have had minor past failures, excessive deadwood or minor structural defects that can be mitigated with pruning. 5 Relatively healthy tree with little visual structural and or pest defects. 6 Healthy tree that probably can be left in its natural state. 7-9 Have had proper arbori cultural pruning and attention or have no apparent structural defects. 10 Specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). The following mitigation measures/methods must be fully understood and followed by anyone working within the drip line of any native tree. Any necessary clarification will be provided by us (the arborists) upon request. 1. Fencing: The proposed fencing shall be shown in orange ink on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the edge of the drip line or line of encroachment for each tree or group of trees. The fence shall 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. After this time, fencing shall not be moved without arborist inspection/approval. If the orange plastic fencing is used, a minimum of four zip ties shall be used on each stake to secure the fence. All efforts shall be made to maximize the distance from each saved tree. 2. Soil Aeration Methods: Soils within the drip line that have been compacted by heavy equipment andlor 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, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. 3. 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. 4. Trenching Within Drip Line: All trenching within the drip line of native trees shall be hand dug, augured or bored (for utilities). All major roots shall be avoided whenever possible. All exposed roots larger than I " in diameter shall be clean cut with sharp pruning tools and not left ragged. A Mandatory meeting between the arborists and grading contractor(s) must take place prior to work start. S. Grading Within The Drip Line: Grading should not encroach within the drip line unless authorized. 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. 6. Exposed hoots: Any exposed roots shall be re-covered 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. Attachment 4: Arborist Report 7. Paving Within The Drip Line: Pervious surfacing is preferred within the drip tine of any native tree, if pavers are required, the areas are outlined on the grading plans. Pavers must be interlocking with a minimum of 10% void space backfilled with pea gravel. Fabric shall be permeable. The % slope of the driveway may prohibit the engineering of pavers for this project. S. 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. All areas behind fencing are off limits unless pre -approved by the arborist. 9. Existing Surfaces: The existing ground surface within the drip line of all oak trees shall not be cut, filled, compacted or pared, unless shown on the grading plans and approved by the arborist. 10. Construction Materials And Waste:. No liquid or solid construction waste shall be dumped on the ground within the drip line of any native tree. The drip line areas are not for storage of materials either. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet and items bulleted below). The monitoring does not necessarily have to be continuous but observational at times during these activities. It is the responsibility of the owner(s) or their designee to inform us prior to these events so we can make arrangements to be present. It is the responsibility of the owner to contract (prior to construction) a locally licensed and insured arborist that will document all monitoring activities. • Pre -construction fence placement • any utility or drainage trenching within any drip line • All grading and trenching near trees requiring monitoring on the spreadsheet • All driveway construction activities • Tree removal operations 12. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner(s), Planning Staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) may 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. 13. Pruning: Class I pruning includes deadwood removal along with selective thinning to lesson wind resistance. Class 4 pruning includes -Crown reduction pruning shall consist of reduction of tops, sides or individual limbs. A trained arborist shall perform all pruning. No pruning shall take more than 25% of the live crown of any Attachment 4: Arborist Report native tree. Any trees that may meed pruning for road/home clearance shall be pruned prior to any grading activities to avoid any branch tearing. 14. Landscape: All landscape under the drip -line shall be drought tolerant or native varieties. Lawns shall be avoided. All irrigation trenching shall be routed around drip lines, otherwise above ground drip -irrigation shall be used. It is the owner's responsibility to notify the landscape contractor regarding this mitigation. 15. Utility Placement: All utilities shall be placed down the road/driveway and when possible outside of the drip lines. The arborist shall supervise trenching within the drip line. All trenches in these areas shall be exposed by air spade or hand dug with utilities routed underlover the roots. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5), condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing, root pruning, monitoring), construction impact (trenching, grading), recommended pruning and individual tree notes. If all the above mitigation measures are followed, we feel there will be no additional long-term significant impacts to the remaining native trees. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 Chip Tamagni Certified Arborist #WE 6436-A Attachment 4: Arborist Report G W 5 u! C fJ C s 0 Ill K in NO r' I. x O x O ® 0 O W � w � j n u ca z m ca $ S � X S � S S R" 2 S 5 Z T C T 0 QU° K O C ❑ K � !X C ❑ K i] zv,wwwwwwwwwwww 10z;zzzzzzzzzzz 7 6 z CD a d a a 0 0 0 0 0 0 0 0 D 0 V �Uzzzzzzzzzzzz z ❑ 0 Z R a Z9� U7 w 0 0 0 w 0 0 0 U) V7 U] a s CCo) aZ)w wwwwwwwwwww a o 2aa->->>->->-Y>->->->->�vo F -z W Z 0 e x 2 0 J 0 W_ 1CL: a y a H [7 0 LL w _ k LL L6 LL LL:Lju LL LL LL LL LL � W � C)0 W y (1) 2 L ``L ` L 2 Q d Z^ Q !' r r !� r !' ` r O H C) ti z a [: �LLJ U t] fJ U {! U U U L? U V -°° a 2 N r- CJ _ t $ z w W i a Nv 0 s W F— W I Z U +Z n f m r a—r r r e' N !! M M M M � Q e f., N � Q 0 Z - _ _ _ — _ _ _ _ O _ _ H U O T X c w r z z e} 0 at st 47 --t LO -rt Nr � Q, Q x n a w ~ d ® o L) 6 w a ❑ w❑ W Y a su o a a r v o r d NC14 M N X$ � zp v T ul CM LU Q o© d© O 0 0 v 0 0 0 E a LU J J J J J J J 7 i>> 3 w w z 0 m x uJ x P, P o re F V i] W I 11 II II Y II N O N m T t r N M Rt Ln CD ti w 0) Q r ti ,ter, Attachment 4: Tree Protection Plan ATTACHMENT 5: Draft Resolution PC 2008-0046 DRAFT RESOLUTION PC 2008-0046 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING PLN 2007-1249, AN AMENDMENT TO CONDITIONAL USE PERMIT 1986-0013 CONSISTING OF A NEW FACILTY FOR AN EXISTING DAYCARE CENTER FOR DEVELOPMENTALLY DISABLED ADULTS APN 049-042-011 1205 El Camino Real (Escuela Del Rio / Elkins) WHEREAS, an application has been received from Joe Elkins, PO Box 550, Templeton, CA 93465 (Applicant), and Escuela Del Rio, PO Box 6007, Atascadero, CA 93423 (Property Owner) to consider a project consisting of an Amendment to Conditional Use Permit 1986-0013, with includes replacing an existing building and site improvements; and, WHEREAS, the site's current General Plan Designation is High Density Residential (HDR); and, WHEREAS, the site's current Zoning is Residential Multi -Family (RMF -16); and, WHEREAS, a Conditional Use Permit 1986-0013 was approved for a 25 client residential care facility in the Residential Multi -Family zone, and an Amendment to the CUP is required to make changes to the site and facility; and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2008-0016 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 Conditional Use Permit Amendment 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 Conditional Use Permit Amendment; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 2, 2008, studied and considered the Conditional Use Permit Amendment (PLN 2007-1249), and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Certification of the Proposed Mitigated Negative Declaration. The Planning Commission finds as follows: 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project's mitigation monitoring program as conditions of approval; and, 2. The project will not achieve short-term to the disadvantage of long term environmental goals; and, 3. The project does not have impacts which are individually limited, but cumulatively considerable; and, 4. The project will not cause substantial adverse effects on human beings either directly or indirectly. SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on September 2, 2008, resolved to approve the PLN 2007-1249, an Amendment to CUP 1986-0013 subject to the following: EXHIBIT A: Mitigated Negative Declaration 2008-0016 EXHIBIT B: Conditions of Approval EXHIBIT C: Site Plan EXHIBIT D: Elevations EXHIBIT E: Floor Plan On motion by Commissioner , and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ADOPTED: CITY OF ATASCADERO, CA Roberta Fonzi Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary EXHIBIT A: Mitigated Negative Declaration 2008-0016 See Following EXHIBIT B: Conditions of Approval (PLN 2007-1249 / Amendment to CUP 1986-0013) Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation PLN -2007-1249 /Monitoring Measure PS: Planning Services 1205 EL CAMINO REAL BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Planning Department Standard Conditions 1. This Conditional Use Permit shall be for a new facility and site Ongoing PS improvement for an adult day care facility described on the attached exhibits and located on parcel APN 049-042-011 regardless of owner. 2. The approval of this use permit shall become final and effective Ongoing PS for the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the BP/FM PS, CE authority to approve the following minor changes to the project that (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 unless appealed to the City Council. 4. Approval of this Conditional Use Permit amendment shall be BP/FM PS valid for twenty-four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. The applicant shall defend, indemnify, and hold harmless the Ongoing 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. 6. All subsequent Tentative Map and construction permits shall be BP/FM PS, CE consistent with the Master Plan of Development contained herein. City Engineer Project Conditions 1. Applicant shall improve EI Camino Real consistent with the details GP, BP CE shown on the preliminary plans. City Engineer Standard Conditions Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation PLN -2007-1249 /Monitoring Measure PS: Planning Services 1205 EL CAMINO REAL BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 2. The applicant shall provide bonds for the public improvements GP, BP CE required as a condition of this approval. 3. An engineer's estimate of probable cost shall be submitted for GP, BP CE review and approval by the City Engineer to determine the amount of the bonds. 4. A six (6) foot Public Utility Easement (PUE) shall be provided GP, BP CE contiguous to the property frontage. 5. The applicant shall acquire title interest in any off-site land that GP, BP CE 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. 6. Slope easements shall be obtained by the applicant as needed to GP, BP CE accommodate cut or fill slopes. 7. Drainage easements shall be obtained by the applicant as needed GP, BP CE to accommodate both public and private drainage facilities. 8. Prior to the issuance of building permits the applicant shall submit GP, BP CE 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. 9. Prior to the issuance of building permits the applicant shall submit GP, BP CE 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 100 -year overflow. 10. Prior to the issuance of building permits the applicant shall provide GP, BP CE for the detention and metering out of developed storm runoff so that it is equal to or less than undeveloped storm runoff. 11. Drainage basins shall be designed to desilt, detain and meter GP, BP CE storm flows as well as release them to natural runoff locations. 12. Prior to the issuance of building permits the applicant shall show GP, BP CE the method of dispersal at all pipe outlets. Include specifications for size & type. 13. Prior to the issuance of building permits the applicant shall show GP, BP CE method of conduct to approved off-site drainage facilities. 14. Concentrated drainage from off-site areas shall be conveyed GP, BP CE across the project site in drainage easements. Acquire drainage Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation PLN-2007-1249 /Monitoring Measure PS: Planning Services 1205 EL CAMINO REAL BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 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. 15. Prior to issuance of building permits the applicant shall submit GP, BP CE erosion control plans. 16. All public improvements shall be constructed in conformance with GP, BP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 17. Project shall include construction of curb, gutter and sidewalk GP, BP CE along entire frontage. 18. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 19. All utilities shall be undergrounded on project frontage. GP, BP CE Mitigation Measure 3.b.1: The project shall be conditioned to comply BP BS/PS 3.16.1 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. 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. Conditions of Approval / Mitigation Monitoring Program PLN -2007-1249 1205 EL CAMINO REAL Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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 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 wash 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 3.15.2: The project shall be conditioned to comply BP BS/PS 3.b.2 with all applicable APCD regulations pertaining to Naturally Occurring Asbestos. Prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District (see Attachment 1). If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Refer to the APCD web page at http://www. slocleanair.org/business/asbestos. asp for more information or contact Tim Fuhs of the Enforcement Division at 781-5912. Conditions of Approval / Mitigation Monitoring Program PLN -2007-1249 1205 EL CAMINO REAL Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 3.b.3: Developmental burning of vegetative material BP BS/PS 3.b.3 is prohibited. Under certain circumstances where no technically feasible alternatives are available, limited developmental burning under restrictions may be allowed. This requires prior application, payment of fee based on the size of the project, APCD approval, and issuance of a burn permit by the APCD and the local fire department authority. The applicant is required to furnish the APCD with the study of technical feasibility (which includes costs and other constraints) at the time of application. For any questions regarding these requirements, contact Karen Brooks of the Enforcement Division at 781-5912. Mitigation Measure 4.e.1: The developer shall contract with a certified BP BS/PS 4.e.1 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) Arborist monitoring shall take place during tree removals and during any grading or construction beneath native tree driplines, as outlined in the arborist report. (b) All mitigation measures as outlined in the arborist report submitted on 9/20/07 by A&T arborist shall be implemented. Only the trees approved for removal shall be removed prior to construction. All efforts shall be made to ensure the health of the impacted trees during work on site. Mitigation deposits shall be refunded 1 year after the completion of construction if the impacted trees are in good health and were able to survive. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of 3/4 inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation PLN -2007-1249 /Monitoring Measure PS: Planning Services 1205 EL CAMINO REAL BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney protection measures are no longer required for tree protection. Mitigation Measure 4.e.2: BP BS/PS 4.e.2 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. All trees within twenty feet of construction work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 7. Utilities such as water, gas, power, cable, storm drainage, and sewer should be redirected from under the canopy of any trees that are to remain. 8. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 10. At no time shall tree roots be ripped with construction equipment. Mitigation Measure 4.e.3: An on-site pre -construction meeting shall be BP PS 4.e.3 required between the City, arborist, applicant, and grader prior to permit issuance. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area, as to the tree protection plan. Mitigation Measure 4.e.4: All utilities shall be installed outside the BP PS 4.e.4 driplines of native trees. Mitigation 5.d.1: Should any human remains be discovered on the Ongoing PS 5.d.1 property, all work on the project should stop and the County Coroner contacted. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) should be contacted at (916) 653-4082. Mitigation Measure 6.b.1: All cut and fill slopes shall be hydro seeded BP BS/PS 6.b.1 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. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation PLN -2007-1249 /Monitoring Measure PS: Planning Services 1205 EL CAMINO REAL BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Mitigation Measure 8.e.f.1: The developer is responsible for ensuring BP BS/PS 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 with BP BS/PS 11.d.1 the City of Atascadero Noise Ordinance for hours of operation. 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