Loading...
HomeMy WebLinkAboutPC Resolution 2014-0016 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PD-7 Master Plan of Development (CUP 2004-0138) ZCH 2004-0090 Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 Planning Services 1. The approval of this zone change and use permit shall become final and effective following City Council approval. BP PS 2. Approval of this Master Plan of Development shall be valid concurrently with the life of Tentative Parcel Map 2014-0101 and then indefinitely following Final Map. The Master Plan of Development approval shall expire and become null and void unless a Final Map is recorded consistent with the Master Plan of Development. FM PS 3. Subsequent changes to the Master Plan of Development shall be approved by the Planning Commission, independent of Council action. On-going PS 4. The Community Development Department shall have the authority to approve the following minor changes to the project the (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. BP / FM PS 5. All subsequent Maps and construction permits shall be consistent with the Master Plan of Development contained herein. BP / FM PS 6. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the project. BP / FM PS 7. All exterior elevations, finish materials and colors shall be consistent with the Master Plan of Development as shown in EXHIBITS F and G to include the following, subject to staff approval:  The applicant shall submit a new color board which reflects a historical color palette with earth-toned colors and deep accents, consistent with the selected architectural style, subject to final staff approval. Four (4) distinct color schemes shall be provided, one for each unit. A two toned paint scheme shall be utilized for the walls, with a third trim color utilized on the building and window trim.  All windows and garage doors shall be recessed and not be flush BP PS Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 with the exterior.  All garage doors shall be of architectural grade and high durable quality and painted to match or compliment the final approved building colors. Garage doors may either be purchased from the factory in a color approved by staff, or may be purchased in a primer finish to be painted in a color approved by staff. Garage door specifications to be identified on plans prior to building permit issuance 8. All site development shall be consistent with the maximum intensities described in the statistical project summary as shown in EXHIBIT B AND C. BP/FM PS 9. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBITS B through G with the following minor site modification:  The landscape plan shall be modified to reflect high quality landscape, as required by the Planned Development overlay. A landscape and irrigation plan shall be prepared by a landscape professional and shall be consistent with the Water Efficient Landscape Ordinance. Plant palettes shall include a mixture of drought tolerant trees, shrubs, and ground cover plants. Plant spacing and density shall be adequate to provide complete coverage in all front yards and visible side yards, based on the size and species of plants specified.  Street trees shall be planted along El Camino Real and along the interior private driveway, spaced at 30-foot on center minimum. Street trees installed on El Camino Real shall be specified as 24-inch box sized London Planes, and planted per Public Works specifications BP/FM PS 10. All project fencing shall be installed consistent with EXHIBIT B, D & G subject to the following modifications:  The design of all fencing shall be of high architectural quality, durability, and compatible with the selected architectural building design, subject to staff approval.  6-foot solid wood fences shall be designed to match the architectural style and shall utilize wood trim pieces along the top to cap the fence; dog eared fence tops shall not be installed.  Fences shall be stained or clear coated  Fencing along the El Camino Real frontage and in the front setbacks of any of the units shall be open split rail fencing, maximum height of 3-feet, as identified on the site plan and site sections. BP/FM PS Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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  A 5-foot high black metal fence shall be installed in the rear yard of Lot 4 along the westerly property line, adjacent to the drainage feature.  No fencing shall be installed at the end of the driveway adjacent to the drainage feature.  Any existing perimeter fencing shall be repaired as required to perform as fully and aesthetically functional to match new fencing and project conditions. 11. A final landscape and irrigation plan shall be submitted with building permits and/or site improvement permits.  Landscaping shall be installed in all front yards and visible side yards by the developer prior to final of each building permit.  All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape.  All landscape maintenance shall be the responsibility of the individual property owner, with the exception of the landscape along El Camino Real frontage and the drainage swale. Maintenance of the El Camino Real frontage landscape and street trees shall be identified in the maintenance agreement. The property owner of Lot 4 shall coordinate with the City Public Works Department regarding maintenance of the jurisdictional wetland/drainage swale at the rear of the project; no work shall be done in this area without City and Department of Fish and Wildlife permits. BP PS 12. Individual trash receptacle bins shall be provided for each unit and shall be brought to the front of each private driveway weekly for pick up by Waste Management. Trash, recycling and green waste bins shall be picked up on the interior shared driveway, and not on El Camino Real. The fire truck turnaround area shall remain obstructed to allow for trash truck access and turnaround.  A letter confirming pick up on the private driveway shall be prepared and signed by the trash pick-up company prior to the issuance of onsite improvement permits. The property owner shall provide Waste Management with any driveway access release agreements as required by Waste Management in order to provide this service on site.  If for any reason the waste management company is unable to provide individual bin pick on the private driveway, then a shared dumpster shall be constructed and utilized by the four units. The dumpsters shall be located at the back of the fire truck turnaround. A solid masonry enclosure shall be Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 constructed of split face block or stucco finish, with painted solid metal doors. Landscape screening shall be installed around the trash enclosure. Provisions for trash pick-up shall be included in the project’s shared maintenance agreement and easements shall be located to allow access to the trash enclosure.  Individual trash, recycle and green waste bins shall not be permitted to be located on El Camino Real for pick up. 13. Affordable Housing Requirement: The applicant shall either designate one unit as moderate-income unit, deed-restricted for a 30- year period, or pay an in-lieu fee of 5% of the valuation of the four market rate units. Deed restriction shall be recorded concurrent with final map, or in-lieu fees shall be paid at time of building permit issuance. FM, BP PS, CE 14. All exterior material finishes (siding, accent materials, lighting, garage doors) shall be durable, high quality, and consistent with the architectural appearance of each home. BP PS 15. The shared driveway and the fire truck turnaround shall be signed as “no parking” BP PS/FD 16. A deed notification shall be recorded on Lot 4 to notify the property owner of the City easement for maintenance of the drainage feature, and to notify the property owner of the Department of Fish and Wildlife jurisdictional boundaries of the wetland area. FM PS 17. An easement shall be dedicated and recorded on favor of the adjacent parcel to the south (APN 056-383-022) to allow shared access of the interior driveway along the property line of the subject parcel at APN 056-383-021. If the adjacent property develops in the future, it shall be permitted to utilize the 20-foot driveway on the subject parcel for shared access. FM PS 18. Specifications and location for the mailboxes shall be identified with building permits and on/off site improvement permits for review and approval by City staff and the post office. If located on El Camino Real frontage, one shared mailbox receptacle shall be permanently installed, allowing adequate access around the mailbox so not to block the sidewalk. Mailboxes shall be installed prior to permit final. BP/FO PS 19. Prior to final map, the applicant shall submit CC&Rs for review and approval by the City Engineer, City Attorney, and 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, fire turn around, street trees, fencing and landscaping. BP PS Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 1. The CC&R’s shall state that all exterior colors, exterior materials, yard fencing, and site landscaping shall be consistent with the overall master plan of development. b. A detailed list of each individual homeowner’s responsibilities for maintenance of the individual units. c. Individual unit’s responsibility for keeping all trash receptacles behind fences at rear side yards. d. 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. 20. The emergency services and facility maintenance costs listed below 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 agrees to participate in 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 FM PS 21. All tract maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance cost shall be funded through a maintenance agreement or Home Owners Association established by the developer subject to City approval. The maintenance agreement or HOA shall be approved by the City Attorney, City Engineer and Administrative Services Director, must be in place prior to, or concurrently with acceptance of any final maps. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association, or the individual property owners as outlined in the maintenance agreement.  All streets, sidewalks, shared driveways, shared and sewer mains within the project.  All drainage facilities and detention basins.  All common landscaping areas, street trees, parkway planters, manufactured slopes outside private yards, and other similar facilities. FM PS Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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  All frontage landscaping, street trees and sidewalks along arterial roads, including the El Camino Real frontage City Engineer Standard Conditions 1. All public improvements shall be designed and constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. FM/FO PW 2. In the event that the applicant is allowed to bond for the public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. FM PW 3. An engineer’s estimate of probable cost shall be submitted for review and approval by the City Engineer to determine the amount of the bond. FM PW 4. The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM PW 5. An encroachment permit shall be obtained prior to the issuance of building permit. BP PW 6. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous to the El Camino Real property frontage. FM PW 7. The applicant is responsible for the relocation and/or alteration of any existing utilities that need to be relocated. BP PW 8. The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground from the point of connection established by the public utility provider. Utilities shall be extended to the property line frontage of each lot or its public utility easement. BP PW 9. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. FM PW 10. The applicant shall acquire title interest in any off-site land that may be required to allow for the construction of the public 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. FM PW 11. Slope easements shall be provided, as needed, to accommodate cut or fill slopes. FM PW 12. Drainage easements shall be provided, as needed, to accommodate FM PW Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 both public and private drainage facilities. 13. A preliminary subdivision guarantee shall be submitted for review in conjunction with the processing of the parcel map. FM PW 14. All existing and proposed utility, pipeline, open space, or other easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. FM PW 15. The Final Map shall be acceptable to the City Surveyor or City Engineer prior to the map being placed on the agenda for City Council acceptance. FM PW 16. Prior to recording the parcel map, the applicant shall submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. FM PW 17. Prior to recording the parcel map, the applicant shall set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. FM PW 18. Prior to recording the parcel map, the applicant shall pay all outstanding plan check/inspection fees. FM PW 19. Prior to recording the parcel map, the applicant shall complete all improvements required by these conditions of approval. FM PW 20. Prior to recording the parcel map, the applicant shall have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map FM PW 21. Prior to the final inspection of any public improvements, the applicant shall submit as-built drawings and a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. BP PW 22. Prior to the final inspection, the applicant shall submit a written certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the Final Map. BP PW Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 City Engineer Project Conditions 22. Driveway approaches shall be constructed in accordance with City standards and shall include a 4-foot wide unobstructed pedestrian sidewalk around the approach. If necessary, applicant shall supply public pedestrian easement to allow for 4-foot wide unobstructed pedestrian sidewalk. FM/BP PW 23. All sewer laterals serving buildings where the finish floor is less than 12-inches above the next upstream manhole shall be fitted with a backflow prevention device. FM/BP PW 24. The project plan submittal shall include a detailed hydrology report addressing storm water run-off for the pre- and post-development (on-site). The analysis shall be prepared consistent with City and State standards for storm water detention/retention and treatment to the satisfaction of the City Engineer. FM/BP PW 25. The project shall be designed in compliance with the Cities post- construction drainage standards and specifications and in accordance with stormwater regulations/orders adopted by the State of California (effective March 6, 2014). Projects that propose 2,500 sq. ft. or more of impervious surface area shall prepare a stormwater analysis demonstrating how the proposed design is capable of supporting the water management zone criteria and post-construction performance requirements prior to submittal of construction documents. FM/BP PW 26. Stormwater detention/retention as well as water quality shall conform to the City and State requirements. FM/BP PW 27. New water facilities and services shall be designed and constructed in accordance with the requirements of the Atascadero Mutual Water Company. FM/BP PW 28. Wastewater discharge shall conform to City requirements and shall connect to a public sewer main, to the satisfaction of the City Engineer. FM/BP PW 29. Wastewater fees shall be paid prior to issuance of building permits. FM/BP PW Mitigation Measures Mitigation Measure 1.d. 1: All lighting shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 12-feet in height, limit intensity to 2.0 foot candles at ingress /egress. No light shall be permitted to spill off-site. Fixtures shall be shield cut-off type. BP BS/PS 1.d.1 Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in Section 2 “Assessing and Mitigating Construction Impacts.” BP BS/PS 3.b.1 Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 2.3.1 Standard Mitigation Measures for Construction Equipment  Maintain all construction equipment in proper tune according to manufacturer’s specifications;  Fuel all off-road and portable diesel power equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road);  Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-road heavy duty diesel engines, and comply with State off-Road Regulations;  Use on-road heavy duty trucks that meet ARB’s 2007 or cleaner certification standard for on-road heavy duty diesel engines, and comply with State On-Road Regulation;  Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by proving alternative compliance;  All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit;  Diesel idling within 1,000 feet of sensitive receptors is not permitted;  Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;  Electrify equipment when feasible;  Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and  Use alternatively fueled construction equipment on- site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propone or biodiesel. 2.4 Fugitive Dust Mitigation Measures: Expanded List A. Reduce the amount of the disturbed areas 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 stock pile areas should be sprayed daily as needed; D. Permanent dust control measures identified in the approved project revegetation 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, non-invasive grass seed and water until vegetation is established; F. All disturbed soil area not subject to revegetation 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 completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 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. All of these fugitive dust mitigation measures shall be shown on grading and building plans; M. The contractor or builder shall designate a person or person to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complains, reduce visible emission below 20% opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior to any grading activities a geologic evaluation should be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, and exemptions 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. Technical Appendix 4.4 of the SLO County APCD CEQA Air Quality Handbook includes a map of zones throughout San Luis Obispo County where NOA has been found and geological evaluation is required prior to any grading. BP BS/PS 3.b.2 Mitigation Measure 3.b.3: The project shall be conditioned to comply with all applicable APCD regulations pertaining to demolition. Demolition activities can have potential negative air quality impacts, including issues surrounding proper handling, demolition, and disposal of asbestos containing material (ACM). Asbestos containing materials could be encountered during demolition of existing buildings or can also be found in utility pipes/pipelines (transite pipes or insulation on pipes). If utility pipelines are scheduled for removal or relocation or a building(s) is proposed to be removed or renovated, various regulatory requirements may apply, including the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include but are not limited to: 1) notification to the APCD, 2) an asbestos survey conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements of identified ACM. BP BS/PS 3.b.3 Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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.4: Developmental burning of vegetative material is prohibited within San Luis Obispo County. There shall be no developmental burning of vegetation on site. BP BS/PS 3.b.4 Mitigation Measure 4.b.c.1: All construction, structures, permanent fences and grading shall be located beyond the top of bank of the rear drainage feature known as “Perkins Ditch”. There shall be no removal of vegetation surrounding the wetland or drainage feature. An 11 foot setback shall be maintained to the centerline of the drainage ditch according to the proposed site section drawings (MND Attachment 6.) BP BS/PS 4.b.c.1 Mitigation Measure 4.b.c.2: High‐visibility flagging or fencing shall be installed along the top of the bank to ensure that the drainage feature is avoided during construction. Signage will be also installed in association with the flagging/fencing designating the drainage feature as an environmentally sensitive area. All construction activities and personnel shall remain outside of the flagged/fenced area, and flagging/fencing shall be maintained for the duration of construction. BP BS/PS 4.b.c.2 Mitigation Measure 4.b.c.3: No refueling or maintenance of vehicles or equipment shall occur within 100 feet of the drainage feature. BP BS/PS 4.b.c.3 Mitigation Measure 4.b.c.4: Spill clean‐up kits and secondary containment shall be made available and used to prevent spills or leaks from entering the drainage. BP BS/PS 4.b.c.4 Mitigation Measure 4.b.c.5: Appropriate Best Management Practices (e.g., silt fencing, straw wattles, etc.) shall be installed, as necessary, to avoid and/or minimize silt and sedimentation impacts to the drainage feature. BP BS/PS 4.b.c.5 Mitigation Measure 4.b.c.6: Any graded areas shall be stabilized with erosion control hydroseed consisting of native species matching the existing plant species within the tributary stream. The seed and plant material shall not contain any introduced plant species. See biological report for identified plant species. BP BS/PS 4.b.c.6 Mitigation Measure 4.e.1: All tree removals shall be mitigated according to the Atascadero Native Tree Ordinance. Mitigation shall include either replanting on site, or payment of mitigation fees to the Native Tree fund. BP PS 4.e.1 Mitigation Measure 4.e.2: Grading and excavation and grading work shall 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 drip line of all trees. 5. All trees within the area of work shall be fenced for protectio n 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 BP PS 4.e.2 Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 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. Mitigation 5.b.1: In the event that archaeological resources are discovered on the property, all work on the project shall stop. When a project will impact an archeological site, the Atascadero Community Development Department shall first determine whether the site is a historical resource. If a lead agency determines that the archaeological site is an historical resource, it shall refer to the Public Resources Code Sections for guidance. If an archaeological resource is neither a unique archaeological nor an historical resource, the effects of the project on those resources shall not be considered a significant effect on the environment. BP/GP PS/BS 5.b.1 Mitigation 5.d.1: In the event that human remains are discovered on the property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 373- 3710 within 24 hours. A representative from listed tribes shall be notified and present during the excavation of any remains. Ongoing PS 5.d.1 Mitigation Measure 6.b.1: Any grading permit application plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval by City Staff at the time of Building Permit application. BP BS/PS 6.b.1 Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro seeded with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork. 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. BP BS/PS 6.b.2 Mitigation Measure 6.c.d.1: Prior to the issuance of building permits, the applicant will submit a soils report to Building Department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. The soils report will ensure that the proposed project site and building location will not be subject to geological events. BP BS/PS 6.c.d.1 Mitigation Measure 9.e.f.1: The developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. BP BS/PS 9.e.f.1 Mitigation Measure 9.e.2. BP BS/PS 9.e.2. Conditions of Approval / Mitigation Monitoring Program 10380 El Camino Real PD-7 Master Plan of Development CUP 2014-0282 / ZCH 2014-0173 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: 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 i) Limit disturbance of creeks and natural drainage feature ii) Minimize compaction of highly permeable soils iii) Limit clearing and grading of native vegetation at the site to the minimum area needed to build the project, allow access, and provide fire protection. iv) Minimize impervious surfaces by concentrating improvements on the least-sensitive portions of the site, while leaving the remaining land in a natural undisturbed state v) Minimize storm water runoff by implementing one of more of the following site design measures: (1) Direct roof runoff into cisterns or rain barrels for reuse (2) Direct roof runoff onto vegetated areas safely away from building foundations and footings, consistent with California Building code (3) Direct runoff from sidewalks, walkways, and/or patios, driveways, and/or uncovered parking lots onto vegetated areas safely away from building foundations and footings, consistent with California building code (4) Construct driveways uncovered parking lots, walkways, and patios with permeable surfaces. (Central Coast Water Control Board, 2013) Mitigation Measure 12.d.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation. BP BS/PS 12.d.1 Mitigation Measure 16. e.1: The proposed home shall be compliant with Atascadero Fire Department Standards including the appropriate slope of driveway, materials used to construct the driveway (paved), and a required fire turnaround on site. (Atascadero Fire Department) BP BS/PS 16.e.1 EXHIBIT B: Master Plan of Development (Site Plan) EXHIBIT C: Statistical Summary of Project EXHIBIT D: Preliminary Landscape Plan Condition 9: The landscape plan shall be modified to reflect high quality landscape, as required by the Planned Development overlay. A landscape and irrigation plan shall be prepared by a landscape professional and shall be consistent with the Water Efficient Landscape Ordinance. Plant palettes shall include a mixture of drought tolerant trees, shrubs, and ground cover plants. Plant spacing and density shall be adequate to provide complete coverage in all front yards and visible side yards, based on the size and species of plants specified. EXHIBIT E: Grading and Drainage Plan EXHIBIT F: Elevations & Floor Plans EXHIBIT G: Site Sections