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HomeMy WebLinkAboutPC Resolution 2014-0027 t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program 9-unit Planned Development-7 /CUP 2007-0157/ZCH 2007-0145/TTM 2007-0101 Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure Planning Services 1. The approval of this use permit shall become final and effective for the purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2007-140, ZCH 2007-0145 and ZCH 2007-0146 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. FM PS 2. Approval of this Tentative Tract Map and Conditional Use Permit shall be valid for two years after its effective date (February 26, 2008). 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, or is granted extension through any State legislation. FM PS 3. The Community Development Department shall have the authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. FM PS 4. The granting of this entitlement shall apply to the property located at (APN 030-283-005) regardless of owner. On going PS 5. The Final Map shall be drawn in substantial conformance with the approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City’s Subdivision Ordinance. FM PS 6. The subdivider 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 subdivision. FM PS 7. The Tract Map shall be subject to additional fees for park or recreation purposes (QUIMBY Act) as required by City Ordinance. FM PS 8. 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 BP PS t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 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. 9. All tract maintenance costs listed below shall be 100% funded by the project / property in perpetuity.  All streets that are currently not maintained by the City of Atascadero, 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 BP PS 10. The private open space feature at the corner of Atascadero Avenue and San Andres shall be maintained by the property owner. All landscape shall be maintained in good condition and the site shall be kept free of litter and graffiti. Ongoing PS 11. The developments approved with CUP 2007-0208 and CUP 2007-0219 shall be developed together as one Master Plan of Development at as required by the General Plan. BP / GP PS / PW 12. Prior to final map, the applicant shall submit CC&Rs for review and approval by the Community Development Department. The CC&R’s shall record with the Final Map and shall include the following provisions within the CC&Rs: 1. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping in perpetuity, if applicable. BP PS t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 2. Fencing design and locations 3. A detailed list of each individual homeowner’s responsibilities for maintenance of the individual units. 4. Residents shall keep all trash receptacles within the unit’s designated trash storage area. 5. Garages shall be maintained and used for vehicle parking. 6. No boats, RV’s or other type of recreation vehicle may occupy a guest or resident parking space. including within an individual garage. 7. 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. 13. Affordable Housing Requirement: As a General Plan required Master Planned site (Master Plan of Development Overlay #12), the Affordable Housing requirement shall apply to the 11 units approved for the subject sites with ZCH 2007-0145 and ZCH 2007-0146. The applicant shall deed restrict a minimum of 1 residential unit for 30 years, at the moderate income rate. Exception to Affordable Housing Deed Restriction Requirement: The City will not record 30 year recorded deed restrictions if the developer can demonstrate that the project meets the following criteria:  The project shall be developed as an entirely affordable project, consisting of a mix of very low, low, or moderate income units;  The housing units must be constructed with at least 50% of the work performed by volunteers and/or households purchasing the housing;  The applicant must demonstrate that the home purchase financing provided will be affordable to the purchasing household for at least 30 years.  At least 1 moderate income unit shall be provided within the project to meet the City Council Inclusionary Housing policy. GP/BP PS, CA 14. Workforce Housing: Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve ½ of the units for sale to residents or workers within the City of Atascadero, including the affordable BP PS, CE t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 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. 15. Approval of this permit shall include the removal of 8 Native Black Walnuts, totaling 310 inches dbh. The applicant shall be required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance. Any additional removals shall be subject to Planning Commission approval. BP PS, BS 16. The applicant shall work with staff to enhance the side elevation on Lot 8 facing Navajoa Avenue. The elevation shall include larger windows and added architectural detailing, consistent with the front elevation. Additional landscaping, including trees and tall shrubs shall be added to the side setback on this lot. Fencing may not be located in the side setback next to Navajoa Ave. BP PS 17. The columns on the wrap around porch on floor plan D (shown in Exhibits E and F) shall be a minimum size of 6” by 6” square. Railings shall be added to the wrap around porch. BP PS 18. All exterior elevations, finish materials and colors shall be consistent with the Master Plan of Development as shown in EXHIBIT D and F with the following modifications:  All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be durable, high quality, and consistent with the architectural appearance.  Stucco siding shall be smooth troweled or light sand finish.  Roofs shall be architectural grade dimensional shingles. BP PS 19. Building colors shall be consistent with Exhibit G with the following modification:  The color “clay urn” identified in color scheme #1 shall be replaced with a more muted color, consistent with the surrounding residences and color schemes 2 through 5. GP/BP PS t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure Final selection of colors and materials shall be subject to staff approval. 20. Garage doors shall be high quality, wood or carriage style doors of architectural grade quality. BP PS 21. All site development shall comply with the standards of the Planned Development 7 Overlay District. BP PS, BS 22. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBIT B. BP/FM PS, BS, CE 23. All project fencing shall be installed consistent throughout the project, and located as shown in the approved Landscape Plan, subject to the following modifications:  Fencing material and treatment shall comply with the PD-7 standards.  Final fence location shall be subject to staff approval.  Fencing within the front and corner lot setbacks shall be under 3 feet tall.  Fencing within Lot 1 and Lot 2 of CUP 2007-0219 shall consists of wood picket / vinyl picket fencing. GP/BP PS 24. A final landscape and irrigation plan shall be approved prior to the issuance of building permits and included as part of site improvement plan consistent with EXHIBIT J, and as follows:  All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material.  All areas shown on the landscape plan shall be landscaped by the developer prior to the final of any single building permit on-site.  Final tree list shall be submitted with building permits, subject to staff approval.  Street and open space trees shall be minimum 15-gallon size and double staked.  Front yard areas shall be landscaped with drought tolerant species or utilize xeriscape landscaping, subject to staff approval.  Street Tree Plantings within the “parkway” strip must consist of California Sycamore Trees, minimum 15-gallon plantings. These plantings may be used to reduce tree removal mitigation payments. BP PS t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure  A minimum of four (4) native tree plantings must occur within the Front / Side Yard landscaping of Lot 1 and Lot 2of CUP 2007-0219. These plantings may be used to reduce tree removal mitigation payments. 25. The wall/fence around the private park on Lot 1 shall be allowed to be built at a maximum height of 5 feet at the tallest point. BP PS 26. The commemorative tile on the ‘commemorative wall” around he private park on Lot 1 shall be subject to staff approval BP PS 2014 Master Plan of Amendment Conditions 27. Deed notification to be recorded at the time of Final Map Recordation notifying all property owners within the project (CUP 2007-0219 / CUP 2007-0208) that maintenance responsibilities include all landscaping within planting/parkway strips, front yard landscaping including any trees, curbs, gutters, driveways and sidewalks fronting a property are maintenance responsibilities of the homeowners, not the City of Atascadero, consistent with Atascadero Municipal Code section 4-6.04. FM PS City Engineer Project Conditions 28. The applicant shall install curb, gutter and sidewalk along all property frontages. All road frontages will be widened be City Standard. BP CE 29. This project is required to retain the difference between the undeveloped 2 year storm runoff and the developed 50 year storm runoff to mitigate the increase runoff into the storm drain system. The project will use individual drainage basin on each lot to handle the increased flow. The basin will be underground “infiltrator” basins. Deep pit basins are not allowed. When the basin becomes full, they will overflow into the new curb and gutter through small drain pipe under the side walk. GP, BP CE 30. The project engineer shall investigate the feasibility of installing 4 way stop control on Navajoa at San Andres Ave and Atascadero Ave. The engineer shall present a schematic layout of a 4 way stop and produce a warrant analysis in accordance with the Manual on Uniform Traffic Control Devices. The City Engineer shall decide if the 4 way stops shall be ins talled based on the information submitted. Improvement cost required by the warrant analysis shall be the responsibility of the City of Atascadero. GP, BP CE City Engineer Standard Conditions 31. In the event that the applicant bonds for the public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. GP, BP CE 32. An engineer’s estimate of probable cost shall be submitted for review and GP, BP CE t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure approval by the City Engineer to determine the amount of the bond. 33. The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM CE 34. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous to the property frontage. GP, BP CE 35. The applicant shall acquire title interest in any off-site land that may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. GP, BP CE 36. Slope easements shall be obtained by the applicant as needed to accommodate cut or fill slopes. GP, BP CE 37. Drainage easements shall be obtained by the applicant as needed to accommodate both public and private drainage facilities. GP, BP CE 38. A preliminary subdivision guarantee shall be submitted for review in conjunction with the processing of the tract map. FM CE 39. The final map shall be signed by the City Engineer prior to the map being placed on the agenda for City Council acceptance. FM CE 40. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. FM CE 41. Prior to recording the map, the applicant shall bond for or complete all improvements required by these conditions of approval. FM CE 42. Prior to recording the tract map, the applicant shall submit a copy of a valid tax bond. FM CE 43. Prior to recording the tract map, the applicant shall bond for or set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the tract 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 CE 44. Prior to recording the tract 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 CE t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 45. All existing and proposed utility, pipeline, open space, or other easements are to be shown on the final map. If there are building or other restrictions related to the easements, they shall be noted on the final map. The applicant shall show all access restrictions on the final map. FM CE 46. Prior to recording the tract 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 tract map. FM CE 47. Prior to the issuance of building permits the applicant shall submit plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. GP, BP CE 48. Prior to the issuance of building permits the applicant shall submit calculations to support the design of any structures or pipes. Closed conduits shall be designed to convey the 10-year flow with gravity flow, the 25-year flow with head, and provide safe conveyance for the 100-year overflow. GP, BP CE 49. Prior to the issuance of building permits the applicant shall provide for the detention and metering out of developed storm runoff so that it is equal to or less than undeveloped storm runoff. GP, BP CE 50. Drainage basins shall be designed to desilt, detain and meter storm flows as well as release them to natural runoff locations. GP, BP CE 51. All storm drain facilities servicing individual lots and units shall be maintained by the property owner. A mechanism for funding and maintenance of the storm drain facilities shall be provided for any common area, or common storm drainage facility. GP, BP CE 52. Prior to the issuance of building permits the applicant shall show the method of dispersal at all pipe outlets. Include specifications for size & type. GP, BP CE 53. Prior to the issuance of building permits the applicant shall show method of conduct to approved off-site drainage facilities. GP, BP CE 54. Concentrated drainage from off-site areas shall be conveyed across the project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement cannot be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. GP, BP CE t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 55. Applicant shall submit erosion control plans and a Storm Water Pollution Prevention Plan (SWPPP). The Regional Water Quality Control Board shall approve the SWPPP. GP, BP CE 56. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer GP, BP CE 57. Off-site streets shall be improved consistent with the tentative tract map. GP, BP CE 58. Project shall include construction of curb, gutter and sidewalk along entire frontage. GP, BP CE 59. Alignment of frontage improvements shall be approved by the City Engineer. GP, BP CE 60. All utilities shall be undergrounded on project frontage where feasible. Existing poles may be preserved or moved on-site to avoid additional installation of guide poles off-site. Applicant shall work with City Staff to minimize the amount of poles required on-site. GP, BP CE 61. Applicant shall pay sewer extension (Annexation), Connection and Reimbursement fees (if applicable) upon issuance of building permit. BP CE 62. 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. BP CE Mitigation Measures 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 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 BP BS/PS 3.b.1 t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure designed to minimize the amount of large construction equipment operating during any given time period.  Schedule of construction truck trips during non-peak hours to reduce peak hour emissions.  Limit the length of the construction workday period, if necessary.  Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re - vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re-vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should 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.b.2: The project shall be conditioned to comply 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 BP BS/PS 3.b.2 t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 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. Mitigation Measure 3.b.3: Developmental burning of vegetative material 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. BP BS/PS 3.b.3 Mitigation Measure 3.b.4: Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include:  All EPA-Certified Phase II wood burning devices;  Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;  Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;  Pellet-fueled woodheaters; and  Dedicated gas-fired fireplaces. Questions about approved wood burning devices, should be refered to Tim Fuhs in the Enforcement Division at 781-5912. BP BS/PS 3.b.4 Mitigation Measure 4.e.1: The developer shall contract with a certified arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the develope r 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 BP BS/PS 4.e.1 t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 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 ¾ 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 protection measures are no longer required for tree protection. Mitigation Measure 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. BP BS/PS 4.e.2 Mitigation 5.d.1: Should any human remains be discovered on the 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- Ongoing PS 5.d.1 t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx Conditions of Approval / Mitigation Monitoring Program Atascadero Avenue Triangle 9-Lot Planned Development 7 CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Mitigation Measure 4082. Mitigation Measure 6.b.1: 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 between the months of October 15 through April 15. All hydroseed mix shall be native species. 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.1 Mitigation Measure 8.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 8.e.f.1 Mitigation Measure 11.d.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation. BP BS/PS 11.d.1 t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT B: Master Plan of Development/Site Plan t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT C: Floor Plan A/B/C t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT D: Floor Plan A/B/C Elevations and Options t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT D: Floor Plan A/B/C Elevations and Options t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT E: Floor Plan D t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT F: Floor Plan D Elevations t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT F: Floor Plan D Elevations t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT G: Color Boards and Site Plan Color Key TBD TBD t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT G: Color Boards and Site Plan Color Key Color Scheme #1 A “Clay Urn” to be substituted for a more muted color per conditions of approval. Requires City Staff approval. t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT G: Color Boards and Site Plan Color Key t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT G: Color Boards and Site Plan Color Key t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT H: Preliminary Landscape Plan See Following Page for Revised Plan t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT H: Preliminary Landscape Plan t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT I: Tree Protection Plan t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT J: Grading, Drainage and Utility Plans t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT J: Grading, Drainage and Utility Plans t:\- 07 plns\pln 2007-1243 triangle park gpa - city\2014-pshh amendment\planning commission\pc resolution 2014-0027.docx EXHIBIT K: Improvement Plans