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HomeMy WebLinkAboutResolution 2016-001 Exhibit A-HCity of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PD-32 Master Plan of Development (CUP 2004-0126)/ZCH 2004-0078 Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 Tract Map 2004-0048 and then indefinitely following final map (Map Recorded, RM Book 31 Pages 23-25). 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 City Council. 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. 7. All exterior elevations, finish materials and colors shall be consistent with the Master Plan of Development as shown in EXHIBITS G to include the following, subject to staff approval:  Any modified color selection shall be subject to staff approval.  All Craftsman elevations, double-hung windows will be required.  Architectural Grade garage doors shall be required on all elevations. BP PS 8. All site development shall be consistent with the maximum intensities described in the statistical project summary as shown in EXHIBIT C. BP/FM PS City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 9. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBIT B and F, as amended. BP/FM PS 10. The historic Colony Home (Lot 1) shall be restored as follows:  Prior to final of the proposed garage on Lot 1, any aluminum windows on the original structure shall be replaced with wood windows consistent with the historic style of the Colony Home, subject to staff approval.  The proposed garage on Lot 1 shall be subject to the Secretary of the Interior’s guidelines for Historic Preservation and the mitigation measures included in the Mitigated Negative Declaration for the project. 11. 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 EXHIBITS B, D, and E, as amended. 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. The developer shall landscape all areas as shown in the approved landscaping plan, consistent with new State Water Efficient Guideline and Standards. All landscape maintenance shall be the responsibility of the individual property owner. All proposed tree locations, species, and sizes shall be as identified in EXHIBITS D. Trees shall be double staked.  The drainage detention basin and planting strip along “Medio Lane” shall be landscaped by the developer and maintained by the homeowner’s association or other mechanism approved by the City.  Additional landscape buffering in the form of 15-gallon trees and shrubs shall be planted along the eastern property lines of lots 5, 6, and 7, as feasible with plant selection, quantity, and placement subject to staff approval.  Landscaping underneath the canopy of existing native oak trees shall utilize a 4 to 6 inch thick layer of mulch. Only compatible native or drought resistant plant materials with special low-water irrigation systems may be installed under the tree canopy, subject to review and written approval of the project tree arborist, and subject to final staff approval. BP PS City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 12. All project fencing shall be installed consistent with EXHIBIT B and D subject to the following modifications. The design of all fencing shall be compatible with the overall project design, subject to staff approval, as shown in approved landscaping plan. BP PS 13. Affordable Housing Requirement: The applicant shall designate 2 units as moderate-income units, deed-restricted for a 30-year period. Such units shall be located throughout the project, subject to planning staff approval. Units shall be identified and deed restriction recorded prior to issuance of the 1st building permit. FM, BP PS, CE 14. All exterior material finishes (stone, siding, stucco facades, accent materials, lighting, garage doors) shall be durable, high quality, and consistent with the architectural appearance of each home. BP PS 15. Deed notice shall be recorded with lots 4-12 notifying each property owner that the on-site roadway shall be extended to serve future subdivisions to the north and west. BP, FM PS, CE 16. Deed notification shall be applied to each of the new lots, notifying homeowners that adjacent residential lots may be used for agricultural purposes, including keeping of livestock animals, facilities and equipment. FM PS/CE 17. Prior to issuance of first building permit, the applicant shall submit CC&Rs for review by the Community Development Department. The CC&R’s shall record with the Final Map and shall include the following: a. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. 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 within the unit’s garage. 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. 18. 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 FM PS City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 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 19. 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 Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of subdivision improvements. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association.  All streets, sidewalks, roads, and sewer mains within the project.  All drainage facilities and detention basins.  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 FM PS 20. A deed restriction shall be required for Lot 1 preventing the site from being altered in any manner that would degrade the significance of this historic house. Any alterations to the Colony Home shall follow the Secretary of the Interior standards for rehabilitation of historic structures. FM PS Fire Marshal 21. Fire lanes shall be delineated to restrict parking with red curb painting and signage, as directed by the Fire Marshall and / or Public Works Director. BP BS 22. The applicant shall provide two fire hydrants at a location approved by the Fire Department prior to the issuance of subdivision improvement plans. Engineering Conditions: City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 PROJECT SPECIFIC CONDITIONS Drainage: 23. Obtain approval by the City Engineer of the grading & drainage plan and the storm drain design & facilities. GP,BP CE 24. 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 25. Provide for the detention of the 50 year developed storm runoff, while metering out the 2 year undeveloped storm runoff. GP,BP CE 26. Show the method of dispersal at all pipe outlets. Include specifications for size & type. GP,BP CE 27. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. GP,BP CE 28. 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 can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. GP,BP CE Public Improvements and Maintenance: 29. The applicant must provide for the repair and maintenance of on-site shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. The two methods that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. The City Engineer and City Attorney shall approve the final form prior to recordation. FM CE 30. 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 City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 31. Frontage improvements on Carrizo Road shall be constructed consistent with the Tentative Tract Map. GP,BP CE 32. Prior to issuance of building permits, the applicant shall submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. GP,BP CE SANITARY SEWER CONDITIONS 33. The Public Works Department shall approve all wastewater facilities prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. GP,BP WW 34. Applicant shall pay sewer extension (annexation) fees upon issuance of building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. GP,BP WW 35. Gravity mains and other sewer facilities within the subdivision shall be privately owned and maintained. GP,BP WW 36. Gravity mains within the subdivision shall be eight (8) inches in diameter. GP,BP WW STANDARD CONDITIONS 37. 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 38. 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 CE 39. 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 CE 40. The Subdivision Improvement Agreement shall record concurrently with the Final Map. This agreement shall be updated and signed, and accepted prior to the issuance of the subdivision improvement plan. FM CE 41. The applicant shall be responsible for the relocation and/or alteration of existing utilities. GP,BP CE 42. The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. GP,BP CE City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 43. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. FM CE 44. 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. FM CE 45. Slope easements shall be provided as needed to accommodate cut of fill slopes. FM CE 46. Drainage easements shall be provided as needed to accommodate both public and private drainage facilities. FM CE 47. 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 48. 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 49. Prior to recording the tract 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 CE 50. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees 51. Prior to recording the map, the applicant shall complete all improvements required by these conditions of approval. FM CE 52. 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 map. FM CE 53. Upon recording the final map, the applicant shall provide the City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. FM CE 54. Prior to the final inspection of any public improvements, the applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved FM CE City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 plans. 55. 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. GP,BP CE 56. An encroachment permit shall be obtained prior to any work within City rights of way. GP,BP CE 57. Prior to the issuance of building permits the applicant shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. GP,BP CE 58. No new lots shall be created without access and utilities provided. New lots may be phased as access and utilities are provided. No lot excepting those consistent with the Master Plan of Development, shall be below the minimum lot size for the underlying zone. FM CE Atascadero Mutual Water Company 59. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross-connection devices shall conform to AWWA and California Department of Health Services standards. BP BS 60. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a “deferred connection” agreement. BP BS 61. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for the newly created lots within the subdivision. BP BS 62. The water mains required to serve the project shall be laid out in a grid or looped pattern and shall connect to the existing water mains system in Carrizo (8” main) and to Tract 2577 (8” main) if possible. BP BS 63. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. GP AMWC City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 64. The applicant shall submit a hydraulic analysis with the first plan check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. GP FD 65. The applicant shall obtain a separate landscape-irrigation meter(s) from AMWC for the common areas within the project. GP AMWC 66. Before construction of the water system improvements, AMWC shall review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following:  Landscape irrigation meter location and size.  Backflow prevention device type, location, and manufacturer  Flow and precipitation rate for each circuit  Irrigation schedules including schedules for establishment period and post establishment period  Total anticipated water application per circuit per month for both schedules  Total landscape water application.  Use drip irrigation where ever possible  A check valve shall be installed on the lowest head in each sprinkler circuit. GP AMWC 2016 Project Amendments 67. The developer shall construct Pinon Ln in accordance with City Standard No. 401 (Type B) with the following modification:  Concrete curb & gutter shall be used in-lieu of an AC dike. GP,BP CE 68. The developer shall dedicate a public road right-of-way, 40-feet wide, over the “alley” connecting Pinon Ln to Carrizo. The developer shall improve the new roadway in accordance with City Standard No. 401 (Type A), with the following modifications:  Concrete curb & gutter shall be used in-lieu of an AC dike.  Curb-curb width shall be 24 feet. GP,BP CE 69. Public improvement plans shall be prepared by a registered civil engineer and in accordance with City Standards and Standard Specifications, to the satisfaction and approval of the City Engineer. GP,BP CE 70. The developer shall construct a gravity sewer collection system in accordance with City Engineering Standards and Standard Specification and to the satisfaction of the City Engineer. The system shall be designed as a public sewer system and shall include a gravity sewer main extending to the westerly subdivision boundary and terminated in a sewer manhole. The sewer manhole shall include a sewer main stub extending west of the manhole at least 4 feet and capped at the subdivision boundary for future extension towards El Camino Real. The gravity sewer system shall extend a gravity sewer lateral to each lot within the subdivision. Until such time that the sewer main is extended and connected to GP,BP CE City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 the sewer system in El Camino Real, the sewer main shall be own ed and maintained by the Home Owners’ Association (HOA). 71. The developer shall construct a pressure sewer collection system that will be privately owned and maintained by the Home Owners’ Association (HOA). The final design and configuration of the pressurized sewer system (including sewer ejector pumps on each lot) is subject to review and approval of the City Engineer. Final configuration of a pumped sewer system must include the following:  Ease and convenience of connecting each lot served by the pumped system to the gravity sewer collection system when available in the future.  Abandonment of the entire pumped system when a gravity system becomes available.  No cost or minimal costs to future residences for the conversion to gravity sewer.  Individual sewer ejector/grinder pumps on each lot shall be located to allow conversion to the gravity system with minimal disruption or inconvenience to the property owner.  Each sewer injector / grinder pump shall be owned and maintained by the homeowner of the lot that the pump is located.  The developer shall cause a covenant/agreement to be executed and recorded against each lot and said document shall run with the land. The document shall clearly state the future requirements to connect to the gravity sewer at the cost of the property owner or the HOA, upon written notice from the City. The covenant/agreement shall be approved by the City Engineer and City Attorney prior to recordation.  Abandonment of the pressure wastewater system and new connections to the gravity sewer main shall be completed within 120 days after City acceptance of a public gravity sewer main extending to El Camino Real.  The HOA budget and property maintenance funding shall be sufficient to abandon the pressure sewer system and repair the street, if necessary. GP,BP CE 72. Street trees shall be planted along each property frontage. The number of trees shall equal one tree per each 35 feet (or portion thereof) of street frontage. Trees shall be planted within 10’ of the R/W line. Trees planted within 10 feet of concrete walkways or cubs shall have deep-root planter barriers installed GP,BP CE 73. Project entry at the intersection of Medio Land and Carrizo Road shall consist of pavers and other similar features consistent with surrounding neighborhood (Oak Grove Phase I and Phase II), and a pedestrian walkway identified in Attachment B shall also include pavers in similar style and fashion BP PS 74. Annexation into the Community Facilities District shall be completed prior to the 1st building Final. BP PS 75. A deed notification shall be recorded prior to the Final of the 1st building permit, notifying residents that they are purchasing a residences governed by CC&Rs and / Home Owners Association and that these rules may be modified or additional costs may be associated with this residential unit in addition to property tax BP PS City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 assessments. 76. The proposed Fire Hydrant location on Carrizo shall be moved to the North/West corner of Carrizo and Medio Ln. BP FD 77. The Developer will enter into an agreement with neighboring Homeowners Association (HOA) for a road maintenance assurance and repair any damage caused by construction of the proposed project. BP PS 78. Construction related parking is prohibited along Carrizo Road for the duration of the proposed project. All construction related parking shall be accommodated within the boundaries of the proposed project and shall be enforced by the Developer’s construction manager. BP PS 79. Developer to install landscaped berm and drought tolerant shrubs on APN 049-311-112 (5505 Carrizo Road), if property owner at APN 049-311-112, desires, prior to the final or certificate of occupancy issuance of the first unit within the development to diffuse light and glare from new vehicular headlights, BP PS 80. A stop sign shall be placed at the intersection of Medio Lane and Pinion Lane. Stop sign installation shall be installed to City Standard and to the satisfaction of the City Engineer. GP CE Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations shall apply:  Proposed fencing location and height shall comply with Atascadero Municipal Code.  The project landscaping shall include residential front yards, street facing side yards.  All proposed trees shall be shade trees of a minimum 15-gallon size and double staked. BP BS, PS, CE 1.c.1 Mitigation Measure 1.c.2: The proposed homes shall include the use of earth-tone paint and roof colors designed to blend with the surrounding residential environment and reduce the potential for reflected light and glare. BP BS, PS, CE 1.c.2 Mitigation Measure 1.d.1: If exterior street lighting is proposed, it 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 14-feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the private street. Fixtures shall be shield cut-off type and compatible with neighborhood setting, subject to staff approval. In addition, individual exterior home-owner lighting shall be restricted through CC&R’s and individual lot deed-restriction to prohibit high-intensity lighting in excess of one-foot candle, limited in fixture height to not exceed 10 feet, and utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. BP BS, PS, CE 1.d.1 City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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.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.  Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques  Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period.  Schedule of construction truck trips during non-peak hours to reduce peak hour emissions.  Limit the length of the construction workday period, if necessary.  Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re-vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be BP, GP BS, PS, CE 3.b.1 City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1: The building permit site plan shall identify all protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan. Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. BP PS, BS, CE 4.e.1 Mitigation Measure 4.e.2: 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 developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre-construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree’s root zone area. (c) As specified by the arborist report and City staff:  Fencing: Must be a minimum of 4’ high, chain link, snow or safety fence staked at the drip-line or line of encroachment for each tree or group of trees. Tree fencing shall be erected before demolition, grading, or construction begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s) shall inspect the fence placement once it is erected. This is mandatory for this project.  Soil Aeration Methods: Soils under drip-lines that have been compacted by heavy equipment and/or construction activities BP PS, BS, CE 4.e.2 City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and boring small holes with an auger (18” deep, 2-3’ apart with a 2-4” auger) and the application of moderate amounts of nitrogen fertilizer. The arborist shall advise.  Chip Mulch: All areas within the drip-line of the trees that cannot be fenced shall receive a 4-6” layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction.  Trenching within the Drip-line: All trenching under drip-lines of native trees shall be hand dug, augured, or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1” in diameter shall be clean cut with a sharp pruning tool and not left ragged.  Grading within drip-line: Grading should not encroach within the drip-line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4 -6” in depth may also be required in these areas. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. Grading shall be done by hand underneath the drip-lines to avoid tearing any roots.  Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2X per day.  Paving within the Drip-line: Pervious surfacing is preferred within the dripline of any oak trees. Arborist(s) will advise.  Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction.  Existing Surfaces: The existing ground surface within the drip-line of all oak trees shall not be cut, filled, compacted, or pared.  Construction materials and waste: No liquid or solid construction waste shall be dumped on the ground within the drip-line of any oak tree.  Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet – See attachment 5) and pre-construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities.  Pre-Construction Meeting: An on-site pre-construction meeting with the Arborist, owner, planning staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist was on site for all grading and/or trenching activity that encroached into the drip-line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. (d). Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 protected during construction, and the construction-related tree protection measures are no longer required for tree protection. Mitigation Measure 5.a.1: Replacement of any exterior materials or design features on the original colony house shall be consistent with the Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings. This shall include the replacements of any doors and windows with solid wood framing of similar design and appearance. Vinyl, vinyl-cladding, and metal materials are not permitted. BP PS, BS 5.a.1 Mitigation Measure 5.a.2: The proposed project shall include Covenants, Conditions and Restrictions (CC&R’s) or equivalent mechanism that incorporate the planned development conditions of approval to ensure that the site retains the historic qualities (historic buildings, architecture, colors, materials, fencing, and landscaping) over time. BP PS, BS 5.a.2 Mitigation Measure 5.a.3: The new attached garage shall be constructed on the colony house lot shall be of similar design as the existing original wood sided house. The garage shall incorporate a pair of single or double - hung wood windows on each side and wood door design. A wood door may be added to any side. The garage door shall be constructed of wood and have an architectural appearance similar to the colony home architectural style. The garage door may be of roll -up function. BP PS, BS 5.a.3 Mitigation Measure 5.b.1: Should any cultural resources be unearthed during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. BP PS, BS 5.b.1 Mitigation Measure 6.b.1: The 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 of the City Engineer at the time of Building Permit application. GP PS, BS, CE 6.b.1 Mitigation Measure 6.c.1: A soils report shall be required to be submitted with a future building permit by the building department. BP, GP PS, BS, CE 6.c.1 Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. GP PS, BS, CE 8.e.f.1 Mitigation Measure 8.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, BS, CE 8.e.f.2 City of Atascadero Resolution No. 2016-001 Exhibits A-H Conditions of Approval / Mitigation Monitoring Program 5310 Carrizo Rd PD-32 Master Plan of Development CUP 2004-0126/ZCH 2004-0078 / ZCH 2015-0179 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 11.d.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation:  7 a.m. to 7 p.m. Monday through Friday  9 a.m. to 6 p.m. Saturday  No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. BP, GP PS, BS, CE 11.d.1 City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT B: Master Plan of Development Revised Crosswalk to include pavers Entry to include pavers City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT C: Statistical Summary of Project – Revised City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT D: Landscape Plan - Revised City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT E: Tree Protection Plan Tree to be Removed City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT F: Grading and Drainage Plan – Revised City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED Lot 2 Lot 3 City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED Lot 4 Lot 5 City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED Lot 6 Lot 7 City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED Lot 8 Lot 9 City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED Lot 10 Lot 11 City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT G: Elevations, Floor Plans, Color and Materials – REVISED Lot 12 City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT H: Utility Plan – Revised Utility Plan City of Atascadero Resolution No. 2016-001 Exhibits A-H EXHIBIT H: Utility Plan – Revised Utility Plan