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HomeMy WebLinkAboutResolution 2016-012 (2) City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval!Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 !Monitoring Vesting Tentative Tract Map PS. Planning Winces SL Business License BS: Building Swims (The Groves--Halcon Residential Development) GPI. cradng Permit FD: Fre Department BP: Building Permit PD: Police Deparhnent Fl: Final Inspe4*n CE City Engineer APN 045-401-003 & 004 FQFna�upancy cupanq CAC4Atarneir StAVater authorization. Notice of developer intent to request a reimbursement agreement must be made in writing prior to the start of construction. 21. Each new lot shall be served by separate laterals for water, BP CE power, communications,gas&cable TV(if available adjacent to the subject property). 22. The Final Map shall include the offer of Public Utility Easements FM CE along all street frontages (6-feet wide),to the satisfaction of the City Engineer. 23. The Subdivider shall dedicated sufficient public right-of-way for FM CE street purposes along the northerly side of Santa Barbara Street to accommodate the existing improved road alignment. STANDARD CONDITIONS I` 24. All public improvements shall be constructed in conformance with BP, GP CE the City of Atascadero Engineering Department Standard Specifications and Drawings. 25. In the event that the applicant is allowed to bond for the public FM CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City. 26. An engineer's estimate of probable cost shall be submitted for FM CE review and approval by the City Engineer to determine the amount of the bond. 27. The Subdivision Improvement Agreement (SIA) shall record FM CE concurrently with the Final Map. If it is the intent of the developer to pursue a reimbursement agreement with the City for the installation of off-site sewer facilities, reference to said agreement and terms shall be included in the SIA. 28. The applicant shall be responsible for the relocation and/or BP,GP CE alteration of existing utilities. City of Atascadero Resolution No.2016-092 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map PS: Planning Serxes BL Business License BS: Building Services (The Groves—Halcon Residential Development) GP: Grading Permt FD: Fre Deparmxnt BP: Building Pemit PD: Police Dep wnt FI: Final Inspection CE City Engineer APN 045-401-003 8 004 TO. Temporary Ocaparq ww: wasbvater FQFinal OmupaV CA:CityAtomey 29. The applicant shall install all new utilities (water, gas, electric, cable BP,GP CE TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 30. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 31. The applicant shall acquire title interest in any off-site land that may FM CE 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. 32. Slope easements shall be provided as needed to accommodate cut FM CE of fill slopes_ 33. Drainage easements shall be provided as needed to accommodate FM CE both public and private drainage facilities. 34. The final map shall be signed by the City Engineer prior to the map FM CE being placed on the agenda for City Council acceptance. 35. Prior to recording the tract map, the applicant shall submit a map FM CE 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. 36. 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. 37. Prior to recording the tract map, the applicant shall pay all outstanding plan checlJnspection fees. 38. Prior to recording the map, the applicant shall complete all FM CE improvements required by these conditions of approval City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 Monitoring Vesting Tentative Tract Map PS; Plauting Smkes 8L Business license BS: Building Services (The Groves- Halcon Residential Development) cP: GmJng Peak FD: Fre Depa-ment BP: Bu7dmg Pwnt PD: Police Depat*nt R: Final Inspection CE City Ergine To: Terfgruaiy Occupm WW: Wastexater APN 045-401-003 & 004 FO:FnaOccupM CACity/ZnW 39. Prior to recording the tract map, the applicant shall have the map FM CE 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. 40. Upon recording the final map, the applicant shall provide the City FM CE with a black line clear Mylar(0.4 mil)copy and a blue line print of the recorded map. 41. Prior to the final inspection of any public improvements, the FM CE 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 plans_ 42. Prior to the final inspection, the applicant shall submit a written BP,GP CE certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 43. An encroachment permit shall be obtained prior to any work within BP,GP CE City rights of way. 44. Prior to the issuance of building permits the applicant shall submit a BP,GP CE grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. 45. The applicant shall submit a hydraulic analysis with the first plan BP, GP CE check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the California Building Code_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. MITIGATION MONITORING PROGRAM Mitigation Measure 1.c.1: A landscape buffer shall be provided along BP PStsS Santa Barbara Rd. Landscape material shall consist of native and/or drought tolerant species. As mixture of low and medium plants shall be utilized to provide visual screening of the project from the adjacent City of Atascadero Resolution No.2016-092 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map FS: Planning Sevres SL Business License BS: Building Services (The Groves—Halcon Residential Development) GP: Grading Part FD: Fre Departnerd BP: Bulling Penni! PD: Police Departnent R: Final Inspe*n CE Gty Engineer T0 ierrporay Occupancy WW: Wastewater APN 045-401-003 S 004 FO:Final Occupancy CA City Attorney neighborhood. Mitigation Measure 1.c.2: Street trees shall be provided along Viejo BP CEIBS Camino and Haicon Rd. Street trees shall be spaced at no greater than 30-feet on center, however, rural tree groupings may be approved by the City Engineer due to topographic or sight distance concerns and/or to maintain the rural nature of the street. Mitigation Measure 1.c.3: Rear or side yard privacy fencing where BP PSIBS adjacent to a private road shall be set back from the edge of shoulder a minimum of 10-feet. Where rear or side yard fencing is adjacent to a public road, a minimum setback from the edge of pavement/sidewalk/pedestrian path of 10-feet shall be observed. Fencing adjacent to a public roadway shall be a maximum of 6-feet high and shall include landscaping on the street side of the fence. Fencing shall be decorative in nature. Any walls proposed for rear or side yards adjacent to a public road shall be constructed of high quality materials and shall adhere to the same setback as privacy fencing. Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any BP PS/BS off site glare. All exterior site lights shati utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Mitigation Measure 3_b.1: The project shall be conditioned to comply BP PSIBS with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in Section 2 "Assessing and Mitigating Construction Impacts." 2.4 Fugitive Dust Mitigation Measures: Standard List a_ Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems'in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c.All dirt stock-pile areas should be sprayed daily as needed; d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; e. All of these fugitive dust mitigation measures shall be shown on grading and building plans;and f. The contractor or builder shall designate a person or persons to City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map Ps: Manning Seniees BL Business license BS: Buifdng Sendces (The Groves—Halcon Residential Development) GP: Gradrg Perm FD: Fre Department BP: Buldng Penit PD: POGOe Depatment FI: Final Inspeclion CE: City Engineer TO: Temporary 0o upancy ww: waste yaw APN 045-401-003 &004 FO;Fird Ooouparwy CACAyAtmmey 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. Mitigation Measure 3.b.2: The project shall be conditioned to comply BP PS1BS with all applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior to any grading activities a geologic evaluation should be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, and exemptions request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATOM. 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 4.a.1: A qualified biologist shall conduct a pre- BP PS construction survey within 30 days of initial site disturbance to identify whether silvery legless lizards are present. If silvery legless lizards are detected, a biological monitor shall be present during initial ground disturbing and vegetation removal activities to allow for a salvage and relocation effort for the lizard and other ground dwelling common wildlife that may be present. Mitigation Measure 4.a.2: A qualified biologist shall conduct a pre- BP PS construction survey within 30 days of initial site disturbance to identify whether American badger are present. If American badger or their dens are detected during the survey, the location of the den shall be mapped, the biologist shall monitor the den for three days if it is within 50ft of proposed blueprints. if the den is deemed inactive it shall be destroyed if the den is active the biologist will continue monitoring its status till the den becomes inactive so it can be destroyed, during that time all development activities shall respect a 50ft buffer or exclusion zone around the den. Mitigation Measure 4.a.3: Conduct a springtime rare plant survey to BP PS determine the presence/absence of any special-status plants. Should any be discovered, implement a seed and/or plant salvage program and incorporate the salvaged material into the drainage setback and detention basin landscaped areas. City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014.0108 /Monitoring Vesting Tentative Tract Map PS: Planning Servces BL• 8u$iness Lipense BS; Building Services (The Groves--Halcon Residential Development) GP Gradng PaTrd FD: Fre Depaarem BP. Building Pemrt PD: Ponce Depafiient FI: Final Inspection CE: City Enginw TO: Temporary Occupancy WW: Wastewater APM 045-401-003 & 004 FO:FnalOccupancy CAc4Aft ey Mitigation Measure 4. d.1: Vegetation removal and initial site BP PS disturbance shall be conducted between September 1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird nesting season, then preconstruction nesting bird survey, prepared by a qualified biologist, shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. 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 taking of an active nest would reduce potential impacts on nesting birds to a less-than- significant level. Mitigation Measure 4.e.1: Grading and excavation activities shall be BP PSI BS consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. During grading activities an arborist must be present. 2. All existing trees outside of the limits of work shall remain. 3. Earthwork shall not exceed the limits of the project area. 4. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 5. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 6. 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. 7. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 8. 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. 9. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 10. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 11. At no time shall tree roots be ripped with construction equipment. Mitigation Measure 4.e.2: Tree protection fencing shall be installed at BP PSI BS 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. City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map PS: Planning Se*% BL Bu9ness Lkense BS: Buldng Services (The Groves—Haleon Residential Development) cl' Grading Pam* FD: Fire Deparamnt BP. Building Permit PD: Palice Depatmnt FI: Final Inspwfoa CE. City Engines T0: Temporary Cccupancy WW: WastewaOPr APN 045-401-003 &004 FQFM O=ipM cncxyAtmmey Mitigation Measure 4.e.3: The following measure shall be incorporated BP PSI BS 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 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 T per 1"diameter in the direction of the drip line.At no time shall the fence be moved closer to the trunk than the drip line, unless additional preservation measures are implemented as recommended by the project arborist. 5. Any roots that are encountered over 2"diameter, during the 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 with 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 CountylCity 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 City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 Monitoring Vesting Tentative Tract Map Ps: Planning sem BL Business License BS: BuOding Services (The Groves—Halcon Residential Development) GP: Gradng Pent FD: Fre Depatmnt BP. Mdng Pemid PD: Pofce Deparm ent FI: Final Inspection CE Cty Engineer APN 045.401-003 8 004 TO: Tempts Ccccpany WW: wastewater FO:Final Occupancy CA City Attorney 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. 1n locations where paving is to occur within the drip line grub only and do not compact unless authorized in writing. Permeable pavers or other preamble surface must be approved by the Arborist. Mitigation Measure 4.e.4: Upon project completion and prior to final FO PS! occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction-related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.5: All utilities shall remain outside the drip lines BP PSI BS of native trees, unless preservation measures, as specified by the project arborist, are implemented. , I Mitigation 5.a.b.c.1: An archaeological monitor shall be present during GP PS initial vegetation clearing, site "grubbing, and grading for all portions of the project. Mitigation 5.d.1: In the event that human remains are discovered on the BP/GP PS property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 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. City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map PS: Planning Services BL Business License BS: BuUding Seri+ces (The Groves—Halcon Residential Development) GP: Gracing Permt FD: Fre DegaMent BP: Bulcing Pemut PD: Police Deparenent R: Final Inspection CE Gly Engineer TO: Temporary Occupancy WW: Wastewater APM 045-401-003 & 004 FO:Final Occupancy caatywmmey Mitigation Measure 6.b.1: The on-site subdivision /grading permit plans GP PS/CE 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. Mitigation Measure 6.b.2: All cut and fill slopes mitigated with an GP PS/CE 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. Mitigation Measure 6.b.3: The contractor will be responsible for the GP PS/CE clean-up of any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be in place prior to commencement of grading activities. This device shall be approved by the City Engineer. Mitigation Measure 6.b.4: A re-vegetation plan shall be submitted with GP PS/CE building permits. All disturbed cut and fill slopes shall be vegetated as specified in a landscaping plan.The landscaping plan must be approved by both the Community Development Department and the Public Works Department. Mitigation Measure 8.h.1: All new construction will comply with section BP FD 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. Mitigation Measure 9.d.e.fJ: The project shall integrate Low Impact GP PS/CE Development Best Management Practice's into the project design which may include on-site detention and/or retention basins, pervious paving, and vegetated swales. The detention basins must meet the City's drainage design standards with surface runoff being treated for water quality through structural control measures including: disconnected downspouts flowing to vegetated bio-swales, and pervious pavement and/or landscape areas to control storm volume. All drainage control features shall be subject to the approval of the City Engineer. Mitigation Measure 9.d.e.f.2: The developer shall ensure that all GP PS/CE contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 20140108 /Monitoring Vesting Tentative Tract Map PS: Pang Semces BL: Business License as: mcring seams (The Groves—Halcon Residential Development) cr Gra'ling Pemil m: Fie Depantnent BP. Building Perml PD. Porce Depaitwil: Fl: Final fnspecibn CE Cq Engineer APN 045-401-003 8 004 TO: TeirpM Cccepanq WIN: wastewater FO:Final Occupancy CA Cnywbnney construction.Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation MeasurelZa.1: Private yard outdoor activity spaces for each BP PS/BP residential parcel adjacent to Viejo Camino -and Halcon Rd where outdoor noise levels exceed City standards shall be located where the building provides acoustical screening opportunities. If no such areas exist within the design of the structure on the site, private outdoor use areas shall be enclosed by a 6-foot high solid wall. Miticiation Measure 12.a.2:Windows on facades adjacent to Halcon and BP PS/BP Viejo Camino Road shall include additional sound attenuation features such as dissimilar glass or other methods aimed at reducing sound transmission beyond the standard dual pane requirements. , Mitigation Measure: 14: Prior to final map recordation,the applicant shall FM PS/BP annex into the City's Community Facilities District (CFD) to off-set additional costs associated with the provision of additional police, fire, and park services. Mitigation Measure 16.a.b.1: In addition to the City's Development BP PS/CE Impact Fees, each new residential unit shall pay towards its fair share of the US 101 /Santa Barbara interchange improvements.The project may be eligible for TIF fee credits for Citywide development impact fees associated with the interchange improvements. Any TIF credit shall be approved by the City Engineer. Mitigation Measure 16.d.1: Access for parcels abutting Halcon Rd shall FM PSICE/FD be consolidated and shall be designed as private roads meeting City road standards. Driveways to individual parcels with existing residences may be approved by the City Engineer in locations where consolidated access cannot be utilized due to parcel locations. All access roads and driveways shall be evaluated at the time of tentative map submittal and/or improvement permits for sight distance. Mitigation Measure 6.f.1: In addition to an on-street bike lane, a multi- FM PS use path shall be provided along Viejo Camino and Halcon Roads consistent with the adopted City bike and trail Master Pian and the SLOCOG Salinas River Trail Plan. Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the BP PS Community Development Department for review and approval. Landscaping must consist of drought tolerant species and utilize drip irrigation. Turf shall not be permitted as a part of the approved landscaping plan. City of Atascadero Resolution No.2016-012 Exhibits EXHIBIT C:Grading and Drainage Plan r •e k 1 sli Vis. �iz� � w K G o K _ - 4�11 it till i� 1• �� ��i�. �,i• 1�� a It 4 �' Iil� ;�,j t�1,Optilt,11!. ti -,1•?-ii_J..Ij i , '• � 1 �I1�� 19i•�t'�t ti t i '�i` !t�•'•�+!,� I � i i :. t! y �3 Ili�ll I City of Atascadero Resolution No.2016-012 Exhibits EXHIBIT D.- Utility Plan n n z U�Uj ' r-z w ui a a - ito td' _ /r •r *`0r I'� Bill }�l • , City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval!Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 !Monitoring Vesting Tentative Tract Map PS. Planning Winces SL Business License BS: Building Swims (The Groves--Halcon Residential Development) GPI. cradng Permit FD: Fre Department BP: Building Permit PD: Police Deparhnent Fl: Final Inspe4*n CE City Engineer APN 045-401-003 & 004 FQFna�upancy cupanq CAC4Atarneir StAVater authorization. Notice of developer intent to request a reimbursement agreement must be made in writing prior to the start of construction. 21. Each new lot shall be served by separate laterals for water, BP CE power, communications,gas&cable TV(if available adjacent to the subject property). 22. The Final Map shall include the offer of Public Utility Easements FM CE along all street frontages (6-feet wide),to the satisfaction of the City Engineer. 23. The Subdivider shall dedicated sufficient public right-of-way for FM CE street purposes along the northerly side of Santa Barbara Street to accommodate the existing improved road alignment. STANDARD CONDITIONS I` 24. All public improvements shall be constructed in conformance with BP, GP CE the City of Atascadero Engineering Department Standard Specifications and Drawings. 25. In the event that the applicant is allowed to bond for the public FM CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City. 26. An engineer's estimate of probable cost shall be submitted for FM CE review and approval by the City Engineer to determine the amount of the bond. 27. The Subdivision Improvement Agreement (SIA) shall record FM CE concurrently with the Final Map. If it is the intent of the developer to pursue a reimbursement agreement with the City for the installation of off-site sewer facilities, reference to said agreement and terms shall be included in the SIA. 28. The applicant shall be responsible for the relocation and/or BP,GP CE alteration of existing utilities. City of Atascadero Resolution No.2016-092 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map PS: Planning Serxes BL Business License BS: Building Services (The Groves—Halcon Residential Development) GP: Grading Permt FD: Fre Deparmxnt BP: Building Pemit PD: Police Dep wnt FI: Final Inspection CE City Engineer APN 045-401-003 8 004 TO. Temporary Ocaparq ww: wasbvater FQFinal OmupaV CA:CityAtomey 29. The applicant shall install all new utilities (water, gas, electric, cable BP,GP CE TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 30. The applicant shall monument all property corners for construction FM CE control and shall promptly replace them if disturbed. 31. The applicant shall acquire title interest in any off-site land that may FM CE 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. 32. Slope easements shall be provided as needed to accommodate cut FM CE of fill slopes_ 33. Drainage easements shall be provided as needed to accommodate FM CE both public and private drainage facilities. 34. The final map shall be signed by the City Engineer prior to the map FM CE being placed on the agenda for City Council acceptance. 35. Prior to recording the tract map, the applicant shall submit a map FM CE 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. 36. 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. 37. Prior to recording the tract map, the applicant shall pay all outstanding plan checlJnspection fees. 38. Prior to recording the map, the applicant shall complete all FM CE improvements required by these conditions of approval City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 Monitoring Vesting Tentative Tract Map PS; Plauting Smkes 8L Business license BS: Building Services (The Groves- Halcon Residential Development) cP: GmJng Peak FD: Fre Depa-ment BP: Bu7dmg Pwnt PD: Police Depat*nt R: Final Inspection CE City Ergine To: Terfgruaiy Occupm WW: Wastexater APN 045-401-003 & 004 FO:FnaOccupM CACity/ZnW 39. Prior to recording the tract map, the applicant shall have the map FM CE 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. 40. Upon recording the final map, the applicant shall provide the City FM CE with a black line clear Mylar(0.4 mil)copy and a blue line print of the recorded map. 41. Prior to the final inspection of any public improvements, the FM CE 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 plans_ 42. Prior to the final inspection, the applicant shall submit a written BP,GP CE certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 43. An encroachment permit shall be obtained prior to any work within BP,GP CE City rights of way. 44. Prior to the issuance of building permits the applicant shall submit a BP,GP CE grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. 45. The applicant shall submit a hydraulic analysis with the first plan BP, GP CE check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the California Building Code_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. MITIGATION MONITORING PROGRAM Mitigation Measure 1.c.1: A landscape buffer shall be provided along BP PStsS Santa Barbara Rd. Landscape material shall consist of native and/or drought tolerant species. As mixture of low and medium plants shall be utilized to provide visual screening of the project from the adjacent City of Atascadero Resolution No.2016-092 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map FS: Planning Sevres SL Business License BS: Building Services (The Groves—Halcon Residential Development) GP: Grading Part FD: Fre Departnerd BP: Bulling Penni! PD: Police Departnent R: Final Inspe*n CE Gty Engineer T0 ierrporay Occupancy WW: Wastewater APN 045-401-003 S 004 FO:Final Occupancy CA City Attorney neighborhood. Mitigation Measure 1.c.2: Street trees shall be provided along Viejo BP CEIBS Camino and Haicon Rd. Street trees shall be spaced at no greater than 30-feet on center, however, rural tree groupings may be approved by the City Engineer due to topographic or sight distance concerns and/or to maintain the rural nature of the street. Mitigation Measure 1.c.3: Rear or side yard privacy fencing where BP PSIBS adjacent to a private road shall be set back from the edge of shoulder a minimum of 10-feet. Where rear or side yard fencing is adjacent to a public road, a minimum setback from the edge of pavement/sidewalk/pedestrian path of 10-feet shall be observed. Fencing adjacent to a public roadway shall be a maximum of 6-feet high and shall include landscaping on the street side of the fence. Fencing shall be decorative in nature. Any walls proposed for rear or side yards adjacent to a public road shall be constructed of high quality materials and shall adhere to the same setback as privacy fencing. Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any BP PS/BS off site glare. All exterior site lights shati utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Mitigation Measure 3_b.1: The project shall be conditioned to comply BP PSIBS with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in Section 2 "Assessing and Mitigating Construction Impacts." 2.4 Fugitive Dust Mitigation Measures: Standard List a_ Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems'in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c.All dirt stock-pile areas should be sprayed daily as needed; d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; e. All of these fugitive dust mitigation measures shall be shown on grading and building plans;and f. The contractor or builder shall designate a person or persons to City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map Ps: Manning Seniees BL Business license BS: Buifdng Sendces (The Groves—Halcon Residential Development) GP: Gradrg Perm FD: Fre Department BP: Buldng Penit PD: POGOe Depatment FI: Final Inspeclion CE: City Engineer TO: Temporary 0o upancy ww: waste yaw APN 045-401-003 &004 FO;Fird Ooouparwy CACAyAtmmey 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. Mitigation Measure 3.b.2: The project shall be conditioned to comply BP PS1BS with all applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior to any grading activities a geologic evaluation should be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, and exemptions request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATOM. 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 4.a.1: A qualified biologist shall conduct a pre- BP PS construction survey within 30 days of initial site disturbance to identify whether silvery legless lizards are present. If silvery legless lizards are detected, a biological monitor shall be present during initial ground disturbing and vegetation removal activities to allow for a salvage and relocation effort for the lizard and other ground dwelling common wildlife that may be present. Mitigation Measure 4.a.2: A qualified biologist shall conduct a pre- BP PS construction survey within 30 days of initial site disturbance to identify whether American badger are present. If American badger or their dens are detected during the survey, the location of the den shall be mapped, the biologist shall monitor the den for three days if it is within 50ft of proposed blueprints. if the den is deemed inactive it shall be destroyed if the den is active the biologist will continue monitoring its status till the den becomes inactive so it can be destroyed, during that time all development activities shall respect a 50ft buffer or exclusion zone around the den. Mitigation Measure 4.a.3: Conduct a springtime rare plant survey to BP PS determine the presence/absence of any special-status plants. Should any be discovered, implement a seed and/or plant salvage program and incorporate the salvaged material into the drainage setback and detention basin landscaped areas. City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014.0108 /Monitoring Vesting Tentative Tract Map PS: Planning Servces BL• 8u$iness Lipense BS; Building Services (The Groves--Halcon Residential Development) GP Gradng PaTrd FD: Fre Depaarem BP. Building Pemrt PD: Ponce Depafiient FI: Final Inspection CE: City Enginw TO: Temporary Occupancy WW: Wastewater APM 045-401-003 & 004 FO:FnalOccupancy CAc4Aft ey Mitigation Measure 4. d.1: Vegetation removal and initial site BP PS disturbance shall be conducted between September 1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird nesting season, then preconstruction nesting bird survey, prepared by a qualified biologist, shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. 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 taking of an active nest would reduce potential impacts on nesting birds to a less-than- significant level. Mitigation Measure 4.e.1: Grading and excavation activities shall be BP PSI BS consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. During grading activities an arborist must be present. 2. All existing trees outside of the limits of work shall remain. 3. Earthwork shall not exceed the limits of the project area. 4. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 5. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 6. 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. 7. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 8. 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. 9. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 10. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 11. At no time shall tree roots be ripped with construction equipment. Mitigation Measure 4.e.2: Tree protection fencing shall be installed at BP PSI BS 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. City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map PS: Planning Se*% BL Bu9ness Lkense BS: Buldng Services (The Groves—Haleon Residential Development) cl' Grading Pam* FD: Fire Deparamnt BP. Building Permit PD: Palice Depatmnt FI: Final Inspwfoa CE. City Engines T0: Temporary Cccupancy WW: WastewaOPr APN 045-401-003 &004 FQFM O=ipM cncxyAtmmey Mitigation Measure 4.e.3: The following measure shall be incorporated BP PSI BS 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 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 T per 1"diameter in the direction of the drip line.At no time shall the fence be moved closer to the trunk than the drip line, unless additional preservation measures are implemented as recommended by the project arborist. 5. Any roots that are encountered over 2"diameter, during the 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 with 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 CountylCity 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 City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 Monitoring Vesting Tentative Tract Map Ps: Planning sem BL Business License BS: BuOding Services (The Groves—Halcon Residential Development) GP: Gradng Pent FD: Fre Depatmnt BP. Mdng Pemid PD: Pofce Deparm ent FI: Final Inspection CE Cty Engineer APN 045.401-003 8 004 TO: Tempts Ccccpany WW: wastewater FO:Final Occupancy CA City Attorney 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. 1n locations where paving is to occur within the drip line grub only and do not compact unless authorized in writing. Permeable pavers or other preamble surface must be approved by the Arborist. Mitigation Measure 4.e.4: Upon project completion and prior to final FO PS! occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction-related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.5: All utilities shall remain outside the drip lines BP PSI BS of native trees, unless preservation measures, as specified by the project arborist, are implemented. , I Mitigation 5.a.b.c.1: An archaeological monitor shall be present during GP PS initial vegetation clearing, site "grubbing, and grading for all portions of the project. Mitigation 5.d.1: In the event that human remains are discovered on the BP/GP PS property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 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. City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 2014-0108 /Monitoring Vesting Tentative Tract Map PS: Planning Services BL Business License BS: BuUding Seri+ces (The Groves—Halcon Residential Development) GP: Gracing Permt FD: Fre DegaMent BP: Bulcing Pemut PD: Police Deparenent R: Final Inspection CE Gly Engineer TO: Temporary Occupancy WW: Wastewater APM 045-401-003 & 004 FO:Final Occupancy caatywmmey Mitigation Measure 6.b.1: The on-site subdivision /grading permit plans GP PS/CE 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. Mitigation Measure 6.b.2: All cut and fill slopes mitigated with an GP PS/CE 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. Mitigation Measure 6.b.3: The contractor will be responsible for the GP PS/CE clean-up of any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be in place prior to commencement of grading activities. This device shall be approved by the City Engineer. Mitigation Measure 6.b.4: A re-vegetation plan shall be submitted with GP PS/CE building permits. All disturbed cut and fill slopes shall be vegetated as specified in a landscaping plan.The landscaping plan must be approved by both the Community Development Department and the Public Works Department. Mitigation Measure 8.h.1: All new construction will comply with section BP FD 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. Mitigation Measure 9.d.e.fJ: The project shall integrate Low Impact GP PS/CE Development Best Management Practice's into the project design which may include on-site detention and/or retention basins, pervious paving, and vegetated swales. The detention basins must meet the City's drainage design standards with surface runoff being treated for water quality through structural control measures including: disconnected downspouts flowing to vegetated bio-swales, and pervious pavement and/or landscape areas to control storm volume. All drainage control features shall be subject to the approval of the City Engineer. Mitigation Measure 9.d.e.f.2: The developer shall ensure that all GP PS/CE contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved City of Atascadero Resolution No.2016-012 Exhibits Conditions of Approval/Mitigation Monitoring Program Timing Responsibility TTM 20140108 /Monitoring Vesting Tentative Tract Map PS: Pang Semces BL: Business License as: mcring seams (The Groves—Halcon Residential Development) cr Gra'ling Pemil m: Fie Depantnent BP. Building Perml PD. Porce Depaitwil: Fl: Final fnspecibn CE Cq Engineer APN 045-401-003 8 004 TO: TeirpM Cccepanq WIN: wastewater FO:Final Occupancy CA Cnywbnney construction.Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation MeasurelZa.1: Private yard outdoor activity spaces for each BP PS/BP residential parcel adjacent to Viejo Camino -and Halcon Rd where outdoor noise levels exceed City standards shall be located where the building provides acoustical screening opportunities. If no such areas exist within the design of the structure on the site, private outdoor use areas shall be enclosed by a 6-foot high solid wall. Miticiation Measure 12.a.2:Windows on facades adjacent to Halcon and BP PS/BP Viejo Camino Road shall include additional sound attenuation features such as dissimilar glass or other methods aimed at reducing sound transmission beyond the standard dual pane requirements. , Mitigation Measure: 14: Prior to final map recordation,the applicant shall FM PS/BP annex into the City's Community Facilities District (CFD) to off-set additional costs associated with the provision of additional police, fire, and park services. Mitigation Measure 16.a.b.1: In addition to the City's Development BP PS/CE Impact Fees, each new residential unit shall pay towards its fair share of the US 101 /Santa Barbara interchange improvements.The project may be eligible for TIF fee credits for Citywide development impact fees associated with the interchange improvements. Any TIF credit shall be approved by the City Engineer. Mitigation Measure 16.d.1: Access for parcels abutting Halcon Rd shall FM PSICE/FD be consolidated and shall be designed as private roads meeting City road standards. Driveways to individual parcels with existing residences may be approved by the City Engineer in locations where consolidated access cannot be utilized due to parcel locations. All access roads and driveways shall be evaluated at the time of tentative map submittal and/or improvement permits for sight distance. Mitigation Measure 6.f.1: In addition to an on-street bike lane, a multi- FM PS use path shall be provided along Viejo Camino and Halcon Roads consistent with the adopted City bike and trail Master Pian and the SLOCOG Salinas River Trail Plan. Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the BP PS Community Development Department for review and approval. Landscaping must consist of drought tolerant species and utilize drip irrigation. Turf shall not be permitted as a part of the approved landscaping plan. City of Atascadero Resolution No.2016-012 Exhibits EXHIBIT C:Grading and Drainage Plan r •e k 1 sli Vis. �iz� � w K G o K _ - 4�11 it till i� 1• �� ��i�. �,i• 1�� a It 4 �' Iil� ;�,j t�1,Optilt,11!. ti -,1•?-ii_J..Ij i , '• � 1 �I1�� 19i•�t'�t ti t i '�i` !t�•'•�+!,� I � i i :. t! y �3 Ili�ll I City of Atascadero Resolution No.2016-012 Exhibits EXHIBIT D.- Utility Plan n n z U�Uj ' r-z w ui a a - ito td' _ /r •r *`0r I'� Bill }�l • ,