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Home My WebLink About Resolution 2016-011_added City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT A: Conditions of Approval 1 Mitigation Monitoring Program Halcon Residential Planned Development-The Groves (PLN 2014-1529) Timing Responsibility Conditions of Approval 1 (Monitoring Mitigation Monitoring Program FK final Nlap Ps: Pannng Sams GP: BuWnWing PWM BS: Bwlding services Halcon Residential Planned Development—The Groves ra T�o�y Ompparrcy FD. Fa DeparbTwt Fl: final R*e= PD: Police Depattent Planned Development(PD-33) Master Plan of FctFlndoxgaxy cr. cny Engin VaV Development ren cty w Arany AMC water comp. Planning Services 1. The approval of this use permit shall become final and effective FM PS for the purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2014-0170 and ZCH 2015-0178 upon second reading, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. The Community Development Director shall have the authority BP/FM PS,CE to approve minor changes to the project that remain in substantial conformance to the approved Master Plan of Development. Such changes may include, but are not limited to, building alterations and/or architectural changes, site placement of structures, landscape modifications, and construction design issues that do not substantively affect the Master Plan of Development. The DRC shall make a recommendation to the Community Development Director related to any proposed architectural design changes not in keeping with the architectural style approved by this resolution. The Planning Commission shall have the final authority to approve any changes to the Master Plan of Development and any associated Tentative Maps deemed to be substantive by the Community Development Director. 3. Approval of this Conditional Use Permit shall be valid for BPI FM PS twenty-four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 4. The applicant shall defend, indemnify, and hold harmless the Ongoing PS City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city,or any of its entities,concerning the subdivision City of Atascadero Resolution No.2016-011 Exhibits Conditions of Approval/ Timing ResponsibilityMonitoring Mitigation Monitoring Program FM FnaJ map PS: Planning servces GP. Grating P"J BP. Building Permit BS: Bwldng services Halcon Residential Planned Development—The Groves To: Temporary Occupancy FD: Fre Departmnt R: Final (nspec6on PD: Pclioe De}ta mnt Planned Development(PD-33) Master Plan of FO:FinalOccupancy ce: ciy engineer ww: waste+mter Development ca: cily AW-y ,auwc:wa�rcarQ. 5. All subsequent Tentative Map and construction permits shall be BP/FM PS,CE in substantial conformance with the Master Plan of Development contained herein. 6. All exterior elevations, finish materials and colors shall be in BP PS substantial conformance with the Master Plan.of Development as shown in EXHIBIT D with the following modifications: • Garage doors shall be of a color compatible with the building color scheme and shall be designed to blend in with the facade rather that contrast. ■ Any proposed exterior street,pedestrian,or building mounted light fixtures shall be of architectural grade and design and shall be compliment the architectural style, subject to staff approval. All lighting shall comply with dark sky standards and shall be located and directed to avoid off-site glare per City ordinance. • Stucco siding shall be smooth troweled or similar. No machine finishes will be permitted. • Stone accent banding shall wrap each facade to an adjoining projected feature or at a distance approved by staff. 7. All site work, grading, and site improvements shall be in SP/FM PS, BS,CE substantial conformance with the Master Plan of Development as shown in EXHIBIT B, C, E and F. 8. A final landscape and irrigation plan shall be approved prior to BP PS, BS the issuance of building permits and included as part of site improvement plan consistent with EXHIBIT C,and as follows: • All exterior meters,trash storage areas,air conditioning units and mechanical equipment shall be screened with landscape material and/or architecturally compatible enclosures. • All areas shown on the landscape plan and/or areas disturbed during construction for individual lots shall be landscaped and/or hydreseeded with a native mix by the developer completed prior to final of each lot, with the exception of private yard areas enclosed by a 6-foot privacy fence. • Landscape areas between the Viejo Camino pathway and City of Atascadero Resolution No.2016-011 Exhibits Approval/ Timing Responsibility Conditions of A PP Monitoring Mitigation Monitoring Program c Grath l PrvMap rrft PS: Plannng sem BP: Building Pemct BS: , Bulding Services Haleon Residential Planned Development-The Groves To: re poa,y Ocwpaocy FD: Fre Department Fl: Frei inspmtw PD: Police Depa4nent Planned Development(PD-33) Master Plan of FO:Final Occupancy ce city Engineer WR Wastewater Development cn ca/ A7bmey AMC:water camp. the split rail fence (limits of public easement) shall be landscaped prior to final and acceptance of the off-site improvements. ■ Street trees shall be provided along Viejo Camino at a maximum spacing of 30 feet on center. Groupings of trees may be allowed to accommodate sight-distance, topographical features, and/or rural character, subject to the approval of the Community Development Director and City Engineer. ■ Landscape screening comprised of a combination of trees and native shrubs/grasses shall be provided between all pedestrian pathways and any solid fencing or sound wall features, Walkable shoulders shall be considered as pedestrian pathways for the purposes of this condition. ■ The corner of Viejo Camino and Santa Barbara Rd shall include enhanced landscaping to buffer between the project and the existing rural residences. Landscaping shall include a combination of trees and native shrubs/grasses, subject to staff approval. - Street and screening trees shall be minimum 15-gallon size and double staked. - A neighborhood identification monument sign shall be permitted at the Viejo Camino project entrance. Monument sign design shall be consistent with building and/or sound wall materials and shall be subject to the review and approval of staff. - Adequate sight-distance shall be maintained at all intersections and private driveways. Shrubs/grasses shall be setback or eliminated where clear sight-distance is required. City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval/ !Monitoring Mitigation Monitoring Program FM: Final Map GP: Grading Penut PS: Planning Services BP. Building Permit SS: Building Services Halcon Residential Planned Development—The Groves To: Temporary osupaocy FI): Fire Depatmnt FC Final inspection Pd: Police Oepaitwt Planned Development(PD-33) Master Plan of Mr.FinaloaLrpanoy ce cmy Enginew NMJ. wawa! a Development ca coy y aMwc:waVcomp- 9. All project fencing shall be installed consistent with EXHIBIT C GP/BP PS subject to the following modifications: ■ All solid fencing shall be setback a minimum of 10-feet from the edge of right-of-way/public access easements and shall include landscaping within the setback area. ■ Split rail fencing shall be installed along the Viejo Camino frontage at the edge of the easement dedication. This fencing shall be maintained by the HOA. ■ Rear yard privacy fencing for lost abutting Viejo Camino or any interior street shall be setback a minimum of 10-feet from the edge of the easement dedications. This includes all pathways and walkable shoulders. ■ All project fencing shall be of consistent style and material. ■ Sound walls may be required for outdoor activity areas located in areas along Viejo Camino where decibel readings exceed residential standards, as identified in EXHIBIT G. Where required, sound walls shall be of architectural quality and include features such as decorative top caps. Sound walls shall have the same setback and landscaping requirements as solid fencing. Any sound wall proposed at the boundaries of the project shall taper in a decorative matter and not abruptly terminate at the property line. Neighborhood signage may be incorporated into the sound wall design. Alternatively, sound attenuation areas may be integrated into the building design and/or setback outside of the identified area. 10. Final selection of colors and materials identified in EXHIBIT D GP/BP PS shall be subject to staff approval. 11. Affordable Housing Requirement: The applicant shall submit a GP/BP PS,CA payment of 5% of the building valuation for each residential unit to be placed into the City's inclusionary housing fund. Payment shall be required prior to building permit issuance. 12. A Tree Protection Plan shall be prepared as part of the on-and GP/BP PS off-site improvement plan package and/or any residential building pen-nit where construction activities will occur within 20- feet of a native tree dripline. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native trees. City of Atascadero Resolution No.2016-011 Exhibits Conditions of Approval 1 Timing Responsibility/Monitoring Mitigation Monitoring Program FM: Final Map PS Poannng Services BP Grading Perm4 BS: BuOdng Swfces Halcon Residential Planned Development—The Groves BP. Bulking Panty FD: Fre Depabnent p Fl: Tenpotary Occupancy PD: Police Depabnent FI: Final nspectian Planned Development(PD-33) Master Plan of FO:Find oo«paCE Oily Engineer� W waslaraw Development Ca aty Amey AMWC:warerCona, 13. The emergency services and facility maintenance costs listed 8P PS below shall be 100%funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. • Off-site common City of Atascadero park facilities maintenance service costs related to the project. 14. All tract maintenance costs listed below shall be 100% funded 13P PS 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 any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates,and sewer mains within the project. b) All parks,trails, recreational facilities and like facilities. c) All open space and native tree preservation areas. d) All drainage facilities and detention basins. e) All creeks, flood plains, floodways,- wetlands, and riparian habitat areas. f) All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. g) All frontage landscaping and sidewalks along public City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval! /Monitoring Mitigation Monitoring Program FM: Final Map Ps. Planning Services BP: Buldng Permit P: Building P&WAerffd BS: Bulling Services B Halcon Residential Planned Development—The Groves To: temporary o�� FD: Fie Dcpab tPD: Porce Depatnertt Planned Development(PD-33) Master Plan of FO:Final OxupM CE city Engineer W. wase Development ca Ory Attorney AMwc:wabrComp. streets 15. Prior to issuance of building permits for any residential unit, BP PS,BS the applicant shall pay their fair share toward improvements at the US 101/Santa Barbara interchange based on a City approved cost estimate of $6.5 million for the build-out improvements with a cap of$8,000 per unit. 16. Prior to .final map, the applicant shall submit CC&Rs for review BP PS,BS 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) Concurrent with recordation of CC&Rs and/or integrated into CC&Rs shall be a paragraph addressing the City s roles and responsibilities related to the administration and enforcement of any CC&R provisions. 17. Approval of this permit shall include the removal of 19 Native BP PS, BS Oak Trees, totaling 242-inches dbh. The applicant shall provide a tree preservation easement over a portion of lots 10 and 7 as mitigation of the approved removals. Any additional removals shall be subject to Planning Commission approval. ENGINEERING CONDITIONS PROJECT SPECIFIC CONDITIONS 18. The internal streets shall be offered as public rights-of-way as BP,GP CE shown on the tentative map and shall be extended to include the cul-de-sac adjacent to lots 9, 16&17. City of Atascadero Resolution No.2016-011 Exhibits Conditions of Approval! Timing Responsibility Monitoring Mitigation Monitoring Program FM: Final Map Ps. Planning s GP: [trading PWWI eP: Buddng Permit BS: Bud?ng services Halcon Residential Planned Development-The Groves Ta Ten"rary Occupancy FD: Fre Dent Fl: Final nsp,t, PD: Police Depatmnt Planned Development(PD-33) Master Plan of FO:Final O=pancg CE City Engineer ff Development stwat � C w Attomay MMC:Waw COMP. 19. Internal streets shall not be improved with sidewalks but shall BP,GP CE comply with City standards for Rural Local roads. The road shoulder adjacent to Lots 1-5 and Lots 13-15 shall include a 5-foot wide walkable shoulder of compacted Class II Agg Base or DG, with a cross-slope matching that of the street, but not exceeding 4%. Where curb & gutter, or, an AC dike are required to convey stormwater, the area behind the curb or dike shall be compacted base or DG as described above. Curb ramps are not required at the intersections of the internal streets. 20. Viejo Camino shall be improved to City standards as shown on BP, GP CE the Tentative Map along the project frontage. New improvements shall be consistent with City standards and the Circulation Element and shall include new curb, gutter, street intersection with cross-gutter, traffic signage and delineation, a bike lane(Class 11), and transit stop. The street pavement shall be completed to integrate the existing roadway with the new frontage improvements as shown on the Tentative Map. 21. Along the Viejo Camino frontage, the property owner shall BP,GP CE dedicate an easement and construct a public pedestrian and bike trail to accommodate a 10-foot wide detached pedestrian& bike trail. The pedestrian/bike trail shall be constructed of asphalt to the satisfaction of the Director of Public Works and Director of Community Development. Final alignment shall meander as necessary to conform to the existing terrain, trees and drainage requirements to the satisfaction of the Director of Public Works and Director of Community Development. The path shall wrap along the Halcon Rd frontage (off-site frontage) within the existing City ROW for a distance required by the City Engineer. 22. The transit stop shown on Viejo Camino shall be not less than BP,GP CE 90 feet long (end-to-end, including transition lanes). The transit stop shall be designed using smooth curves to allow for ease of entry/exiting of the bus as well as street sweeping equipment. The bus staging area shalt be of sufficient width to allow the bus to be safely located out of the travel lane(s) while loading or unloading passengers to the satisfaction of the City Engineer. The structural pavement-section shall be sufficient to support the typical transit vehicles but shall be not less than 6" Class A concrete over fin Class II Aggregate Base, to the satisfaction of the City Engineer. Sidewalk at the transit stop shall be in addition to the concrete pad necessary to place the transit street furniture (bus shelter, bench, sign and other street furniture as deemed necessary by the Director of Public Works). Additional right-of-way shall be dedicated to accommodate the turn-out to City of Atascadero Resolution No.2016-011 Exhibits Conditions of Approval! Timing Responsibility/Monitoring Mitigation Monitoring Program FM Final MW PS Planning servtoes GP: Grading Permit BP: Building Permit BS: BW&g Se^c' Halcon Residential Planned Development—The Groves To: Temporary Occupancy FD: Fire Depatnent n PD: Police DwaiMnt Planned Development(PD-33) Master Plan of O:FFind OwWaxy l CE cm Engirm ww: wastewater Development ca C4 AWrey AMWCwater0mV, the satisfaction of the City Engineer. 23. The Subdivider shall plant street trees along the Viejo Camino BP,GP CE street frontage behind the public sidewalk and within 15-feet. Trees planted closer than 10-feet shall include deep-root planter barriers as approved by the City Engineer. One street tree shall be planted for each 35 linear feet(or portion thereof) of road frontage. 24. Street trees on the internal streets shall be planted at the time BP,GP CE of lot development along the road frontages of the internal streets offered to the public. One street tree shall be planted for each 35 linear feet(or portion thereof)of road frontage. 25. A new gravity sewer shall be designed and extended in Viejo BP CE Camino to serve the lots of Tract 3078,to the satisfaction of the City Engineer.An optional route along Halcon Rd can be explored for feasibility,subject to the review and approval of the city Engineer.The developer may request a reimbursement agreement for future private sewer connections for any off-site sewer extension subject to City Ordinance and City Council authorization. Notice of developer intent to request a reimbursement agreement must be made in writing prior to the start of construction. 26. Each new lot shall be served by separate laterals for water, BP CE power,communications, gas 3 cable TV(if available adjacent to the subject property). 27. The Final Map shall include the offer of Public Utility FM CE Easements along all street frontages(6-feet wide),to the satisfaction of the City Engineer. 28. The Subdivider shall dedicated sufficient public right-of-way FM CE for street purposes along the northerly side of Santa Barbara Street to accommodate the existing improved road alignment. STANDARD CONDITIONS 29. All public improvements shall be constructed in conformance BP,GP CE with the City of Atascadero Engineering Department Standard City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval 1 !Monitoring Mitigation Monitoring Program FM: Final Map P: (lPs PlanningBading Pent BS: Building Servims Smites Halcon Residential Planned Development-The Groves Ta rem nuy DtcuppBulding a y PD: Fre Departnent FI: Rnal inspection PD: Polite Depatwt Planned Development(PD-33) Master Plan of FD:Fna1Oct*M ce cny l5ngineer wtwater Development M. city w AMC:Water comp. Specifications and Drawings. 30. 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. 31. 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. 32. 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. 33. The applicant shall be responsible for the relocation and/or BP,GP CE alteration of existing utilities. 34. The applicant shall install all new utilities (water, gas, electric, BP,GP CE cable N and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 35. The applicant shall monument all property comers for FM CE construction control and shall promptly replace them if disturbed. 36. The applicant shall acquire title interest in any off-site land that FM CE 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. 37. Slope easements shall be provided as needed to accommodate FM CE cut of fill slopes. City of Atascadero Resolution No.2016-011 Exhibits Conditions of Approval! Timing Responsibility/Monitoring Mitigation Monitoring Program en: Final Map Fs: Planning servces GP. Q2ding Permit BS: Building Services Halcon Residential Planned Development—The Groves To Temporary Panty FD: Fre Depal wnt Occupancy PD. Porice Department FI: Final in�ec6a1 Planned Development (PD-33) Master Pian of FO.FinaiOccupancy CE City Engineer Ww: wastwaw Development cn Ciy atromey AMWG water Comp. 38. Drainage easements shall be provided as needed to FM CE accommodate both public and private drainage facilities. 39_ The final map shall be signed by the City Engineer prior to the FM CE map being placed on the agenda for City Council acceptance. 40. Prior to recording the tract map, the applicant shall submit a FM CE 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. 41. Prior to recording the tract map, the applicant shall set monuments at all new property comers. 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. 42. Prior to recording the tract map, the applicant shall pay all outstanding plan checkfinspection fees. 43. Prior to recording the map, the applicant shall complete all FM CE improvements required by these conditions of approval 44. Prior to recording the tract map, the applicant shall have the FM CE map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascaderc 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. 45. 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. City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval! [Monitoring Mitigation Monitoring Program e P Ps: Plannng sanpoes 6P Buldng PM* BS: Budding Swtes Halcon Residential Planned Development—The Groves To; Temporary Occupancy FO: Fre Departmnt FI: Final inspection PD; Police Departmnt Planned Development(PD-33) Master Plan of FO:FinalOmpancy CE Cm Enghm ww; wastwatr Development CA coy AM-y AMwC water comp. 46. 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. 47. 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. 48. An encroachment permit shall be obtained prior to any work BP,GP CE within City rights of way. 49. Prior to the issuance of building permits the applicant shall BP, GP CE submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. 50, 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 PSIBS 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 neighborhood. Mitigation Measure 1.c.2: Street trees shall be provided along Viejo BP CEIBS Camino and Halcon 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 City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval I /Monitoring Mitigation Monitoring Program FM Final Map Ps: Planningsenrices BP: BL*iGradng ng PaPant BS Bu0dug Sw&m Halcon Residential Planned Development--The Groves TO: Te mp«ary Oocupaancy FD: Fre Dep4mnt FI: Final inspection PD: Police Depatmnt Planned Development(PD-33) Master Plan of FO:Final0=pancy CE C�y aglmr W. Wasti tivad?f Development cA: city Amrne+y AMWC:water Com. pave ment/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 BP PS/BS any off site glare. All exterior site lights shall 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 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 PSIBS 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 City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval ! Monitoring Mitigation Monitoring Program FM: Final Map Ps: Pannhg seuces BR. Grating Pemtit BS: Bu1d services Halcon Residential Planned Development—The Groves O, BuBding Penh FD: Fre Depatinent {� TO Temporary Occupancy FI: Far apecUat PD: Poke Depamwt CE Cny Engineer D Planned Development(P -33) Master Plan of FO:FnalOCcupany WW: wastawater Development CA City homey AMIC:water carp. within the area that will be disturbed. If NOA is not present, and exemptions request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety program for approval by the APCD. Technical Appendix 4.4 of the SLO County APCD CEQA Air Quality Handbook includes a map of zones throughout San Luis Obispo County where NOA has been found and geological evaluation is required prior to any grading. 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 P5 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. 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 surrey, 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 City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval/ Monitoring Mitigation Monitoring Program FM Final Map GP: Grading Permit PS: Planning Sevices BP: Budding Pemit BS: Building Se ms Haicon Residential Planned Development-The Groves To: TeaWrary Qxupancy FO: FE Departrnent FI: Final inspection PD: Police Departrrent Planned Development(PD-33) Master Plan of FQFlnalOxuperq ce city ENtrteer Development cCa- cm wMuM A=Cr WaterComp. 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 PS!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 BP PSI BS at the locations called out in the Tree Protection Plan. An inspection of the tree fencing shall be done by City staff prior to issuance of building permits. Mitigation Measure 4.e.3: The following measure shall be BP PS/BS incorporated on-site during the construction process of the proposed project: 1. A minimum height construction protective barrier shall be erected around the drip line of the tree plus 4'.The fence shall be supported with`T" posts at no more than 6' o.c. and tied 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 City of Ataseadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval 1 /Monitoring Mitigation Monitoring Program c s Ny Peft Ps Planning Servces BP: Building Pem9t BS. Building Swxes Haleon Residential Planned Development—The Groves To: Temporary occupancy FD: Fre Department Fl; Final irmpwc w PD: Police Deparbnent Planned Development(PD-33) Master Plan of FO:Fndoccpancy CE av Engineer war: wzstewater Development CA: city AtbcW AMWO-Wa»Comp. be obtained in writing from either the Arborist or the Counties/Cities representative. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn during construction process shall be pruned prior to any heavy equipment work being undertaken. 4. Once the rough grading is accomplished the fence may be moved closer to the trunk of the tree for finish grading.At no time shall the fence be placed within the Critical Root Zone(CRZ).This location is determined by the diameter of the trunk at Diameter Breast Height(DBH). (4.5'above grade) and is 1' per 1"diameter in the direction of the drip line.At no time shall the fence be moved 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 County/City representative or a certified arborist. 8. Any roots over 4"in diameter are not to be cut or ripped until inspected and approved in writing by the arborist. 9. If,for whatever reason,work must be accomplished inside the drip line 4"-6"of mulch must be applied first to decrease the possibilities of compaction upon written approval from the arborist. 10. There shall be a pre-construction meeting between the Engineering/Planning staff of the County/City, Grading equipment operators, Project Superintendent and the Arborist to review the project conditions and requirements prior to any grubbing or earth work for any portions of the project site.All tree protection fencing shall be installed for inspection prior to this meeting. 11. All trees shall be pruned before any construction takes place that are in the development areas to be saved if they might be damaged by the City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval 1 /Monitoring Mitigation Monitoring Program FM: FM reap PS Panning ServicesGP: Grading PWM BP: BuGding Permit BS: Btffng Services Halcon Residential Planned Development—The Groves To: Temporary occupancy m: Fre Deparbrent FI: Fnal h pec w PD: Police Depatwl Planned Development(PD-33) Master Plan of Fo:FnalOccupancy ce coy Engineer WW. WASLIV ter Development ca coy Attorney construction equipment.This must be accomplished by a bonded, licensed,and certified Tree Service Contractor. 12. All debris shall be cleared from the area or chipped and spread on the site or stacked in orderly piles for future use by the Owner, at the Owners request. 13. In locations where paving is to occur within the drip line grub 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 PSI 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 BP PS/BS lines of native trees, unless preservation measures, as specified by the project arborist,are implemented. Mitigation 5.a.b.c.1: An archaeological monitor shall be present GP PS during 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 BP I GP PS the property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 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. Mitigation Measure 6.b.1: The on-site subdivision / grading permit GP PS/CE plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction, consistent with mitigation or construction methods outlined in the geotechnical report. Plans shall be approved by the City Engineer prior to issuance. City of Atascadero Resolution No.2016-011 Exhibits Timing Responsibility Conditions of Approval/ !Monitoring Mitigation Monitoring Program FRI Final KW Ps PlaMng Setvices GFR Grading Pemd 31". Building Pearit BS: Building savioes Halcon Residential Planned Development-The Groves To: Temporary Occupancy FD: Re Depaitwnt PD: Police Deparriient Planned Development(PD-33) Master Plan of FO:FindOoouparq ce Uy Engineer ww: wastewater Development ca coy Attorney AMM watuCarrp. 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 GP PS/CE with 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 8.11.1: All new construction will comply with BP FD section the California Building and Fire Codes. New residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non-combustible exterior construction and roofs and fire-resistant building materials. Mitigation Measure 9.d.e.f.1: 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 construction Best Management Practices will result in the issuance of correction notices,citations, or stop orders. Mitigation Measure12.a.1: Private yard outdoor activity spaces for BP PS1BP each residential parcel adjacent to Viejo Camino and Halcon Rd I City of Atascadero Resolution No.2016-011 Exhibits Approval J Timing Responsibility Conditions of A PP /Monitoring Mitigation Monitoring Program FR. Fnal Map as. g �� GR Gadmg Permit BP: BuBdi PBS: Buildng SeMms Halton Residential Planned Development—The Groves To: Temporaryy o�,parvy aooy FD: Fre Depa twtPD: Poke Depatna�c Fl: Final inSpeLhan Planned Development(PD-33) Master Plan of FO:Fuudlkcuparcy CE City Engineer IK: waslawaV Development cn cry Atmmey AMWC:waw t o«. 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. Mitigation Measure 12.a.2: Windows on facades adjacent to Halcon BP PS/BP and 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 FM PS/BP shall 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 FM PS/CE/FD shall 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 FM PS multi-use path shall be provided along Viejo Camino and Halcon Roads consistent with the adopted City bike and trail Master Plan and the SLOCOG Salinas River Trail Plan. Mitigation Measure 17.d.1: Landscaping plans shall be submitted to BP PS the 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.2016-011 Exhibits EXHIBIT B: Master Plan of Development/Site Plan roil { JI J -� i.i Ej 3 t, i<g City of Atascadero Resolution No. 2016-011 Exhibits EXHIBIT Q Landscape Plan tit JIM 'i ' t rr i iso f el e' 4 V a City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT C: Landscape Plan s�p�d $ C � s fit fit A { ' lit! s � it tv 11t J!uq A pc! !. 9 � I m City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT D: Elevations I Floor Plan Co i s I .r,9r I I n m l agH > I Hg Q I $ j CC I * 0 I I I � I 1 I i I L_____ _______ r-.rl Snez A-.a N� O .9-,A4 v-zz .61-A .4-N0 Q Z ----- L I Z Y O ti I O j I OM ---- _ O a vo �■ o 0 City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT D: Elevations/ Floor Plan N FZ uj i I 4 L: > cc cc _ IMM- I i noon • v7 < — Z F— Q LU J W 06 W � ULIJLLJ � U. :> o 0 C 0 City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT D: Elevations/Floor Plan ao �� 7d O I I W > t --- - o-- .3 w m 0 _ I LL) I I I I I y � I I i 1 I I I -a-as N A-Ag. ,Y,L4 ,Z-BV A'1 7r E5 5 r s O o r� r-1—, y��I L��il [in 'J�J � i I 11 ,' / t I o -i LL _-J 1 1 i t ♦ I Z I � O m --o Z.c- 0 City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT D: Elevations I Floor Plan N M 9 nJ a G W w _- > W O m�n V W T_ AV -- 0000 _ A - I CO z O w J w w c) S ww D il LULU ca D e5 � e� O 5 la Ii �7_ ° 5 . 5 • O ' C City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT 0: Elevations/Floor Plan G i! � 1 A-,t0 A-X ,tr,AL I Ary C _ N 0 Y ------ ------- ti EJ ----� D= I 0 ---------------- � I W X ib x 4 I Ie I 1 Y I I I I t at pct A-,t9 A-.t9 I------------------------------------- r ' II I 4 I 'YJl 4- i L a g F 1 I I � I I b l� b Z L__________________I n.. I i I I 0 ��yy I I I� I i J 1 I U- 53 I �_ _ •I I Z I - I 0 L -------J F//..—. P W J 3 A-,ti o 0 0 0 City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT D:Elevations/Floor Plan Cry 9 N v I B — 11.1 !g — Ir W —. MON1 r - - Z 0 w J w 06 w w a .i w Ii E : i e z j 13li i5 lg li e: 1i 3 O ipid did d d 0 °o City of Atascadero Resolution No. 2016-011 Exhibits EXHIBIT D:Elevations/Floor Plan c� � N V W 1 � I %. ~ cn LU O V TW 1 L! --- .9k L' r L U z 0 Q w w 00 w � 9 w � � a W � . il w CL7. o a s 8 City of Atascadero Resolution No. 2016-011 Exhibits EXHIBIT E: Grading and Drainage Plan Lij CO o ! f! it ; JcraU `I 1 W ix a e � ,•i 1 1 1` � 1 1 , 1, 1; tai: i a! 1 l 1 :�f 1 p�l� ! t`T-4``� Is' �.!•7 lis :i f t;:t, ,r�•Jf��;;�;��a n.i! 'er 111 ,, Jill 1 9i1 silt';.:, �i�•1'�,�i }'1 i1��1� i w 1 1 x c, �i ! t t - -� �--'• �f / � II i �E{s��i� i �i si I ' I i .,1 City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT F: Utility Plan o E a Z _ '�' y R d 8W N o mc OZ aa7 Ld Ila w - a 1�e 5 ' I ' I � r City of Atascadero Resolution No.2016-011 Exhibits EXHIBIT G: Noise Analysis Diagram 4 c Area of db IN, 4 exceedance r- t. �J a � Y ' W6 L i,i