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HomeMy WebLinkAboutPC Resolution 2016-0035EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program Master Plan of Development (CUP 2016-0298) Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 Planning Department Standard Conditions 1. This Conditional Use Permit shall be for 2605, 2535, 2705 El Camino Real, described in attached exhibits (APN 049-151-009, 011,063) regardless of owner. This Conditional Use Permit shall supersede all previously approved Master Plans of Development for this site. Ongoing PS 2. The approval of this use permit shall become final and effective for the purposes of issuing building permits consistent with Section 9-1.111 of the Atascadero Municipal Code. Ongoing PS 3. The Community Development Department shall have the authority to approve the following minor changes to the project that (1) modify the site plan building foot print of the project by less than 10%, and/or (2) 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 or any proposed architectural changes due to the approval of density bonus with high quality architectural design. BP PS, CE 4. Approval of this Conditional Use Permit shall be valid consistent with Section 9-2.112 (a) of the Atascadero Municipal Code. BP PS 5. 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 subdivision. Ongoing 6. All site plan improvements shall be consistent with Exhibit B of the Master Plan of Development. BP PS, CE 7. All landscaping must consist of drought tolerant landscaping consistent with the Atascadero Mutual Water Company’s drought tolerant plant list or comparable drought tolerant species. Landscaping shall be installed prior to issuance of final permits for each phase of development. BP PS 8. Landscaping shall be included along the north eastern property line. Pedestrian paths shall be setback a minimum of 1-foot from the property line where feasible to allow for landscaping of grasses and vines. BP PS 9. Landscaping plan shall be reviewed by the Atascadero Police Department to ensure neighborhood safety. BP PS 10. Fencing and screening shall be reviewed and approved by the City staff. External low scale/pedestrian scale fencing such as split rail fencing or BP PS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 similar is required adjacent to El Camino Real and shall be approved with landscaping plan and be located outside the right-of-way. 11. “Street B” and the pathway that runs along “Street B” shall be offered for dedication to the City. PS / PW FM/COC 12. The pedestrian path that runs along “Street B” shall be extended to the north- east property line to provide for future connectivity. BP CE 13. All elevations must be consistent with Exhibit F. Minor changes that are found to be in substantial conformance with Exhibit F that result in a superior quality appearance may be approved by the Community Development Director. Maximum building heights shall not exceed 46-feet in height measured from finished grade. BP PS 14. Color and materials board shall be consistent with Exhibit G. Any color deviations or additional colors must be approved by the Community Development Director or their designee prior to the issuance of building permits. BP PS 15. Solar panels shall be utilized consistent with the adopted environmental analysis on carports unless infeasible due to solar access. If solar panels are found to be infeasible, the appropriate CEQA process shall be followed to update the project impacts and identify new mitigation measures as needed. BP PS 16. Community Identity monument signage shall require a building permit, be consistent with color and materials of the proposed architecture elements, and meet the standards established by Section 15, Signs. Community identification signage shall be located outside the City right-of-way or any easement dedicated for public access. BP PS 17. The applicant is required to participate in the City of Atascadero Police Department Crime Free Multi-Family Housing Program. On-Going PD 18. A Lot Line Adjustment shall be required to be completed prior to final occupancy of the 1st building in Phase 1 to ensure all required elements and turn arounds are located on properties. Recordation of COC with a quitclaim for easement or Final Map recordation shall be completed. BP PS 19. The 30-foot wide private access and public utility easement as shown on Recorded Maps book 27, page 55 shall be abandoned as a part of a recorded parcel map or certificate of compliance with a quitclaim. BP CE 20. The project shall be developed and maintained as one development, regardless of owner(s) and phases. On-Going PS 21. Final carport locations and heights shall be determined by the City Fire Marshal. BP FS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 22. A Parking Management Plan shall be submitted with each phase of the proposed development to ensure adequate parking spaces are provided. BP PS 23. Street trees along El Camino Real shall be provided at a maximum spacing of 30-feet on center. Trees shall be Live Oak or Native Sycamore and shall be located within 10-feet of the back of sidewalk. Existing vegetation proposed to remain can be incorporated into the street tree requirement. Tree spacing at the entrance may exceed the maximum spacing to preserve safe sight distance. Accent tree varieties may also be located at this location. Street trees along “Street B” shall be a medium sized tree such as Chinese pistache, Chitalpa, or other species approved by the Community Development Director. Tree spacing shall be a maximum of 30-feet on center. BP PS 24. Street trees, which are defined as any tree within the sidewalk, within any planter area that separates the sidewalk from the travel way/parking lanes, or within 10 feet of the back of sidewalk, shall be maintained by the property owner in a manner which allows the tree to grow to its natural canopy height and width. Low lying branches shall be removed consistent with Fire Department standards for clear access. Irrigation shall be monitored and maintained and deep root watering methods shall be utilized. Should a tree require replacement, approval of the replacement tree species and location shall be obtained from the City’s Planning Division prior to removal. Any removed street tree shall be replaced in accordance with City standards and any approved entitlement conditions. This shall apply to trees along the project frontage of El Camino Real and Future Street. BP PS 25. Parking lot shade trees, both those in planter fingers/islands and along the perimeter of parking areas, shall be maintained in a manner which allows the tree to achieve a canopy to provide a minimum of 10% coverage of the parking lot. Low-lying branches shall be removed consistent with Fire Department standards for clear access. Irrigation shall be monitored and maintained and deep root watering methods shall be utilized. Should a tree require replacement, approval of the replacement tree species and location shall be obtained from the City’s Planning Dept. prior to removal. Any removed street tree shall be replaced in accordance with City standards and any approved entitlement conditions. BP PS 26. Two additional pedestrian pathways shall be provided along the El Camino Real frontage linking the City sidewalk to the developments pedestrian trail, if feasible and meets ADA accessibility requirements BP PS 27. Retaining and/or decorative walls associated with the pedestrian trail along the El Camino real frontage shall be finished consistent with the architectural detailing of the project. Material options include stucco, brick/stone veneer, or a decorative dark color split face block consistent with the approved color scheme. BP PS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 28. The applicant shall be required to submit construction plans to San Luis Obispo Air Pollution Control District (SLOAPCD) to define appropriate mitigation measures to ensure air emissions do not exceed thresholds for each phase of development for both construction and operation emissions. A letter outlining these mitigation measures shall be provided to the City prior to issuance of any building permit or grading permit for each phase of the project. BP/GP PS Building Division Conditions 29. All building permit submittals shall be consistent with the adopted California Building Code (CBC) at the time of building permit submittal. BP BS 30. All required Fire Dept. (fire) turnarounds shall be approved by the Fire Marshal prior to the issuance of permits. BP FS 31. Location of fire hydrants shall be reviewed and approved by the Fire Marshal prior to the issuance of permits. BP FS 32. Painted red curbs or installation of no-parking signs shall be determined by the Fire Marshal within the boundary of the proposed project and shall be installed prior to final occupancy of each phase. BP FS/CE Public Works Project Conditions 33. The developer shall offer to the public a 50-feet wide right-of-way along the northerly project boundary, connecting the El Camino Real right-of-way to the easterly project boundary, to the satisfaction of the City Engineer. GP, BP CE 34. The developer shall design and improve said right-of-way in accordance with City Standards and Standard Specifications and to the satisfaction of the City Engineer. The structural pavement section shall be designed based on a Traffic Index = 5.0 with a 20-year life, to the satisfaction of the City Engineer. GP, BP CE 35. The new right-of-way (Street B) shall be improved with public utilities, including an 8” public water main, 8” public sewer main, 18” storm sewer, gas, power, telephone, and cable TV systems from El Camino Real to the easterly project boundary. GP, BP CE 36. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer. PIPs shall be prepared on 24”x36” plan sheets and in accordance with Section 2 of City Standard Specifications effective date March 6, 2014. GP, BP CE 37. El Camino Real signing and striping shall be in accordance with the California Manual on Uniform Traffic Control Devices (CA-MUTCD) and shall include a bicycle lane, to the satisfaction of the City Engineer. GP, BP CE 38. Street lights may be required at specific locations as determined by the City GP, BP CE Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 Engineer for both El Camino Real and Street B. 39. The design of structural pavement section shall be based on a Traffic Index = 10.00 (based on a 20-year design life for reconstruction) for frontage improvements along El Camino Real. Pavement and base sections shall be designed and constructed in accordance with the City of Atascadero Engineering Standards and Standard Specifications. When said standards and specifications are not clear, lack necessary details, or are silent, the minimum standard shall be based upon the current edition of the San Luis Obispo County Public Improvement Standards or Caltrans Standard Drawings and Standard Specifications, as determined by the City Engineer. GP, BP CE 40. Street trees shall be planted along El Camino Real to the satisfaction of the Community Development Director and City Engineer. Trees planted within 10-feet of the public sidewalk shall use “deep-root barriers.” GP, BP CE 41. The subject property shall be designed to accept and convey off-site storm water run-off consistent with the existing on-site and off-site drainage patterns and restrictions. Stormwater detention/retention as well as water quality shall conform to the City and State requirements GP, BP CE 42. This project shall comply with the Post-Construction Storm Water Management regulations and requirements of the City’s Standard Specifications and the RWQCB (Central Coast Region) Resolution No. R3- 2013-0032. All development submittals shall include a Storm Water Control Plan (SWCP) using the City’s form and associated supporting documentation. An Operations and Maintenance Plan (OMP) is required and shall be prepared and submitted to the City Engineer for review and approval. At the discretion of the City Engineer based on the complexity of the OMP, an estimated operating and maintenance budget may be required to be prepared by a licensed engineer GP, BP CE 43. The City Engineer can require the OMP be recorded as an agreement against the property. When recordation of an OMP agreement is required, the agreement shall contain provisions allowing the City to enter the property, following reasonable notice to the property owner or tenant, to conduct an inspection of the storm water system and post-construction storm water management controls. GP, BP CE 44. The OMP shall include a section addressing inspection and reporting by a third party to the satisfaction of the City Engineer. GP, BP CE 45. When an OMP is required after the City has created a City Standard OMP template, the OMP shall be based on the City template, to the satisfaction of the City Engineer. GP, BP CE 46. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities. The WDID number provided upon acceptance of the SWPPP into the State’s SMARTS system registration shall be noted on BP CE Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 the Title Sheet of the Public Improvement Plans. 47. Prior to approval of construction plans, percolation testing shall be completed for all drainage basins requiring infiltration. The project engineer shall provide calculations and a report demonstrating that the basin will drain within seven (7) days following a storm. The system shall be in compliance with the Post Construction Stormwater Management requirements in accordance with all City and State regulations. BP CE 48. Flood control basins are utilized in the City of Atascadero, as determined appropriate depending upon site conditions: Retention basins, Detention basins, and Subsurface Infiltration Basins. In all cases, the Project Engineer shall provide evidence that the basin will completely drain within seven (7) days to the satisfaction of the City Engineer. Flood control basins may be incorporated into other on-site storm water management facilities. Retention Basin. Any drainage basin which is used as a terminal disposal facility shall be classified as a retention basin. a. Basin Capacity. The basin capacity is to be based on the theoretical runoff from a 50-year storm, 10-hour intensity for 10-hour duration. No reduction in required capacity shall be given for soil percolation rates. In addition, an antecedent moisture factor of 1.3 shall be required in locations where there are limited areas for overflow (i.e., a natural sump). b. Percolation Test Required. A minimum of 3 percolation tests per basin shall be submitted to the City Engineer for approval prior to approval of the plans, to determine that the basin will be able to drain within the seven -day standard noted above. Deep soil borings may be required in areas where there is concern of shallow depth to groundwater. Detention Basin. Any drainage basin which has a downstream outlet designed to meter the outflow shall be classified as a detention basin. Basin capacity shall be based on receiving the runoff from a 50-year storm with the watershed in its fully- developed condition, and releasing the flow equivalent to the runoff from a 2-year storm with the project site in its pre- development condition. The outlet shall release water in a non-erosive manner. Subsurface Infiltration Basins. Subsurface basins may be used for either retention or detention of site runoff, where their application is suitable for project conditions. Subsurface basins shall be limited to locations where the depth to seasonally high groundwater is greater than 10-feet below the deepest portion of the basin. The Project Engineer must address the following areas of concern: a. Design Criteria. i. Distance to structures on site ii. Maintenance practicality including landscape maintenance and maintenance access iii. Horizontal distance to wells or septic facilities iv. Long-term percolation rate v. Surface (vehicle) loading characteristics (where applicable) c. Drain Rock. Drain rock shall be clean, crushed granite (angular rock of similar approved hardness per a manufacturer’s recommendations) with GP, BP CE Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 rock size ranging from 1-1/2-inch to 3/4-inch. Rock gradation shall conform to the Specification of ASTM C-33 #4. d. Operational Requirements. i. Water quality of inflow (both sediment and chemical loading) may require pretreatment or separation ii. Maintenance plan shall include provisions for vehicular access and/or confined-space entry safety requirements, where applicable iii. A safe overflow path shall be identified on the plan, to the satisfaction of the City Engineer. Overflow Path Required. The design of all drainage basins shall identify the designated route for overflow. The Project Engineer shall design the overflow path so that the flow in a 100-year storm is non-erosive and will not damage downstream improvements (including other basins). 49. The on-site wastewater collection system shall be privately owned and operated. That portion offered to the public will remain as a private wastewater system until accepted by the City of Atascadero. GP, BP CE 50. New on-site public utility distribution systems for gas, power, telephone, cable TV shall be constructed underground, to the satisfaction of the City Engineer. GP, BP CE Planning Commission Conditions 51. Prior to the issuance of a building permit for the 100th unit or the issuance of the 1st building permit for Phase II construction, whichever comes first, applicant shall:  Prepare a Fiscal Impact Report for the entire 208 unit project; and  If the project is not fiscally neutral, the applicant shall either annex into the City’s CFD or create a facilities district to ensure the proposed project is fiscally neutral. BP PS 52. The applicant work with Staff on off-site transition improvements along El Camino Real to ensure pedestrian connectivity to the transit stop consistent with the traffic analysis. GP/BP PS/CE Mitigation Monitoring / MND 2016-0003 Mitigation Measure 1.d.1: A photo metric plan will be required for each phase of construction at the time of building permit submittal. BP PS/BS Mitigation Measure 3.b.1: At the time of building permit submittal, the Applicant may submit a detailed construction plan with timelines for construction to ensure appropriate quality mitigation measures are in place for each phase of construction. The applicant may submit this construction schedule to APCD and provide City staff a list of mitigation measures as approved by SLOAPCD. These mitigation measures will be placed on the approved building plans for each phase. BP PS/BS Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior GP PS/BS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 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, 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. 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. Mitigation Measure 3.b.3: The project shall reduce nitrogen oxides (NOx), reactive organic gases (ROG), and diesel particulate matter (DPM) emissions from construction equipment listed below: 1. Maintain all construction equipment in proper tune according to manufacturer’s specifications; 2. Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road); 3. Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State off- Road Regulation; 4. Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; 5. Construction or trucking companies with fleets that 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; 6. 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; 7. Diesel idling within 1,000 feet of sensitive receptors is not permitted; 8. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; 9. Electrify equipment when feasible; 10. Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and, 11. Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. BP PS/BS Mitigation Measure 3.b.4: The project shall utilize Best Available Technology (BACT) in order to reduce ozone precursor emissions from the list below: 1. Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on-road compliant engines; 2. Repowering equipment with the cleanest engines available; and 3. Installing California Verified Diesel Emission Control Strategies. These strategies are listed at: http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm BP PS/BS Mitigation Measure 3.d.1: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10): 2.4 Fugitive Dust Mitigation Measures: Expanded List BP PS/BS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 If the estimated ozone precursor emissions from the actual fleet for a given construction phase are expected to exceed the APCD threshold of significance after the standard mitigation measures are factored into the estimation, then BACT needs to be implemented to further reduce these impacts. The BACT measures can include: 1. Reduce the amount of the disturbed area where possible; 2. 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; 3. All dirt stock pile areas should be sprayed daily as needed; 4. 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; 5. 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 watered until vegetation is established; 6. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; 7. 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 binders are used; 8. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; 9. 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; 10. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; 11. 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; 12. All of these fugitive dust mitigation measures shall be shown on grading and building plans, and the contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions 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 4.d.1: If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non - disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. GP PS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 4.e.1: Grading and excavation 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 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. GP PS Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. An inspection of the tree fencing shall be done by City staff prior to issuance of building permits. GP PS Mitigation Measure 4.e.3: The following measure shall be incorporated on-site during the construction process of the proposed project: 1. A minimum height construction protective barrier shall be erected around the drip line of the tree plus 4’. The fence shall be supported with “T” posts at no more than 6’ o.c. and tied in at least 3 places per post. This fence shall be installed by the General Contractor before any rough grading is allowed on the site. Approval for this stage must be obtained in writing from either the Arborist or the Counties/Cities representative. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn during construction process shall be pruned prior to any heavy equipment work being undertaken. 4. Once the rough grading is accomplished the fence may be moved closer to the trunk of the tree for finish grading. At no time shall the fence be placed within the Critical Root Zone (CRZ). This location is determined by the diameter of the trunk at Diameter Breast Height (DBH). (4.5’ above grade) and is 1’ per 1” diameter in the direction of the drip line. At no time shall the fence be moved c loser to the trunk than the drip line. 5. Any roots that are encountered over 2” diameter, during the GP PS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 excavation process shall be clean cut perpendicular to the direction of root growth with a handsaw. At no time shall tree seal be applied to any cut. Any roots over 2” diameter the county/city representative shall be notified to determine the preferred course of action. 6. All trenching within CRZ area shall require hand trenching to preserve and protect roots over 2” in diameter. 7. No grading of trenching is allowed within the CRZ fenced area without written permission from the County/City representative or a certified arborist. 8. Any roots over 4” in diameter are not to be cut or ripped until inspected and approved in writing by the arborist. 9. If for whatever reason, work must be accomplished inside the drip line, 4”-6” of mulch must be applied first to decrease the possibilities of compaction upon written approval from the arborist. 10. There shall be a pre-construction meeting between the Engineering/Planning staff of the County/City, grading equipment operators, Project Superintendent and the Arborist to review the project conditions and requirements prior to any grubbing or earth work for any portions of the project site. All tree protection fencing shall be installed for inspection prior to this meeting. 11. All trees shall be pruned before any construction takes place that are in the development areas to be saved if they might be damaged by the construction equipment. This must be accomplished by a bonded, licensed, and certified Tree Service Contractor. 12. All debris shall be cleared from the area or chipped and spread on the site or stacked in orderly piles for future use by the Owner, at the Owners request. 13. In locations where paving is to occur within the drip line grub on ly and do not compact unless authorized in writing. Permeable pavers or other permeable surface must be approved by the Arborist. Mitigation Measure 4.e.4: 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 for each phase. FI PS Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native trees. BP PS/ BS Mitigation 5.a.1: Modifications to the building shall reflect the original design and follow the Secretary of the Interior’s Standards for the treatment of historic properties. The proposed project includes a modified floor plan of the colony home and a new deck. The modified floor plan shall preserve all defining characteristics and features of the building. The new deck shall be designed to emphasize unique and original features of the home, such as the bay windows. The design shall incorporate the original characteristics of the deck with the encircling veranda and utilize minimal solid wood posts and rails. BP PS/ BS Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 5.b.c.1: Conduct a phase one archaeological survey before the issuance of building permits. If resources are present on the project site, a cultural resource monitor from the Salinan Tribe will be present during all ground disturbing activities. GP PS/ BS 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 also be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653-4082 within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present during the excavation of any remains. GP PS Mitigation Measure 6.b.1: The on-site subdivision / grading permit plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction, consistent with mitigation or construction methods outlined in the geotechnical report. Plans shall be approved by the City Engineer prior to issuance. GP PS/ BS Mitigation Measure 6.b.2: All cut and fill slopes shall be mitigated with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork, as approved by the City Engineer. All disturbed slopes shall have appropriate erosion control methods in place. GP PS / BS Mitigation Measure 6.b.3: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be placed prior to commencement of grading activities. This device shall be approved by the City Engineer. GP / FI PS/CE Mitigation Measure 8.h.1: Construction will comply with section the California Building and Fire Codes. New residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non-combustible exterior construction and roofs and fire-resistant building materials. BP / FI BS / FD Mitigation Measure 9.d.e.f.2: 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. GP PS/CE Mitigation Measure 16.a.b.1: Striping of El Camino Real must be provided as a designated left turn lane that provides access to the project access roadway. FI PS/CE Mitigation Measure 16.a.b.3: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of building permits for 181 residential units that contribute to the deficiencies to the US 101 / Del Rio Road interchange. Those traffic impact fees shall be collected based on the adopted traffic impact fee at the time of building permit . issuance. At this time, the adopted traffic impact fee is $3,684 per unit, which is collected as a part of the overall development impact fee. BP PS/CE Mitigation Measure 16.a.b.4: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of building permits for 27 bonus residential units not anticipated BP PS/CE Conditions of Approval / Mitigation Monitoring Program PLN 2016-1597 / CUP 2016-0298 Emerald Ridge Apartments 2605, 2535, 2705 El Camino Real APN 049-151-009,011,063 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 by the City’s General Plan that contribute to the deficiencies to the US 101 / Del Rio Road interchange. Those traffic impact fees shall be collected based on the adopted traffic impact fee at the time of building permit issuance. At this time, the adopted traffic impact fee is $3,684 per unit, which is collected as a part of the overall development impact fee. An additional, fair share contribution, traffic fee shall be applicable for the 27 bonus units. The applicant shall pay its fair share based on its percentage impact by the provided traffic study. The fair share contribution shall be based on the September 23, 2014 Management Report estimating the Del Rio Road / US 101, which is estimated at 12 million dollars. This additional fee shall be collected as a part of Phase II and Phase III units, or distributed evenly over all 3 phases. The applicant may further refine the percentage of impact with an additional study to be approved by both the City Engineer and the Community Development Director. Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the Community Development Department for review and approval. Landscaping must consist of drought tolerant species and utilize drip irrigation. BP PS/BP EXHIBIT B: Master Plan of Development (Site Plan) Master Plan of Development (CUP 2016-0298 ) *Full Sized Site Plan in Project File EXHIBIT C: Proposed Parking Matrix / Parking Plan Master Plan of Development (CUP 2016-0298 ) Proposed Parking Calculations – Emerald Ridge Unit Types Number of Units Typical Parking Requirement - AMC Parking Spaces Needed- AMC Provided Spaces On-Site 1 bedroom unit 72 1.5 spaces per unit 108 spaces 98 uncovered spaces 247 Covered Spaces 11 uncovered guest spaces 31 uncovered guest spaces (Street B) 14 Motorcycle Stalls 2 bedroom unit 136 2 spaces per unit 272 spaces Guest Spaces 1 per 5 units 42 spaces Motorcycle Parking Substitution 1 motorcycle space per 20 spaces -21 spaces Bicycle Parking Substitution 1 bicycle rack per 20 spaces -21 spaces Total Number of Parking Spaces Required under AMC 380 spaces 401 spaces provided +21 spaces EXHIBIT C: Proposed Parking Matrix / Parking Plan Master Plan of Development (CUP 2016-0298 ) EXHIBIT D: Landscaping Plan Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT E: Grading and Drainage Plan / Utility Plan Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT E: Grading and Drainage Plan / Utility Plan Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT E: Grading and Drainage Plan / Utility Plan Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT F: Floor Plans / Elevations Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT F: Floor Plans / Elevations Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT F: Floor Plans / Elevations Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT F: Floor Plans / Elevations Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT F: Floor Plans / Elevations Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT F: Floor Plans / Elevations Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT F: Floor Plans / Elevations Master Plan of Development (CUP 2016-0298 ) *Full Sized Plan in Project File EXHIBIT G: Color and Materials Board Master Plan of Development (CUP 2016-0298 ) *Additional Colors may be approved by Community Development Director EXHIBIT H: Street B Angled Parking Alternative Master Plan of Development (CUP 2016-0298 ) \\cityhall\cdvlpmnt\- 16 plns\pln 2016-1597 emerald ridge redesign\final resolutions\resolution pc 2016-0035.docx