HomeMy WebLinkAboutResolution 2016-011 (2) RESOLUTION NO. 2016-011
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING THE
MASTER PLAN OF DEVELOPMENT FOR THE GROVES
DEVELOPMENT AS A PORTION OF THE HALCON RESIDENTIAL
PLANNED DEVELOPMENT
(Halcon Residential Planned Development
ConsciousBuild Atascadero Dev. LLC)
WHEREAS, an application has been received from:
ConsciousBuild Atascadero Dev. LLC. (2921 Garabaldi Ave, San Luis Obispo, CA
93401) Owner and Applicant,
to consider Planning Application PLN 2014-1529, for a project consisting of a General Plan
Land Use Diagram Amendment, Zone Text and Map Amendments, Establishment of a Planned
Development Overlay Zone, Vesting Tentative Tract Map, Tree Removal Permit and
certification of a Mitigated Negative Declaration ("MND") on a 10± acre site located on Viejo
Camino and Halcon Road, Atascadero, CA 93422 (APN's 045-401-003, & 004); and,
WHEREAS, the site's current General Plan Land Use Designation is Suburban Estates
(SE); and,
WHEREAS, the site's current Zoning Designation is Residential Suburban(RS); and,
WHEREAS, the Planning Commission has recommended that the City Council approve
a General Plan Land Use Diagram Amendment to change the Land Use Designation of lots
within the project site to Single-Family Residential - X (SFR-X) and Single-Family residential —
Y (SFR-Y); and,
WHEREAS, the Planning Commission has recommended that the City Council approve
a Zoning Ordinance Text Change and Zoning Map Amendment to establish zoning code text for
PD-33 zoning district and to change the zoning of lots with the project area to Residential Single-
Family— X (RSF-X) and Residential Single-Family - Y (RSF-Y), with a PD-33 overlay on the
entire project site based on findings; and,
WHEREAS, the PD-33 requires the adoption of a Master Plan of Development,
approved in the form of a Conditional Use Permit for cluster development portions of the project
area; and
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2015-0007 was
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act(CEQA); and,
City of Atascadero
Resolution No.2016-011
Page 2 of 5
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA)have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Master Plan
of Development was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on February 2, 2016 studied and considered Conditional Use Permit 2014-
0284 (Master Plan of Development)and Tree Removal Permit 2014-0178, after studying and
considering the proposed Mitigated Negative Declaration prepared for the project, and
WHEREAS, the Planning Commission of the City of Atascadero has recommended
approval of The Groves Master Plan of Development; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Master Plan
of Development was held by the City Council of the City of Atascadero at which hearing
evidence, oral and documentary, was admitted on behalf of said Master Plan of Development;
and,
WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on February 23, 2016 studied and considered Conditional Use Permit 2014-0284 (Master
Plan of Development)and Tree Removal Permit 2014-0178, after studying and considering the
proposed Mitigated Negative Declaration prepared for the project, and
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of
Atascadero:
SECTION 1. Findings for Approval of Master Plan of Development. The City Council
makes the following findings, determinations and recommendations with respect to the proposed
Master Plan of Development:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD-33 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
City of Atascadero
Resolution No.2016-011
Page 3 of 5
5. The Master Plan of Development standards or processing requirements is warranted
to promote orderly and harmonious development; and
6. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
7. The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and
8. Benefits derived from the Master Plan of Development and PD-33 Overlay Zone
cannot be reasonably achieved through existing development standards or processing
requirements; and,
9. The proposed project will not result in substantial detrimental effects on the
enjoyment and use of adjoining properties; and,
SECTION 2. Findings for Approval of Tree Removal. The City Council makes the
following findings, determinations and recommendations with respect to the proposed Tree
Removal Permit:
1. The trees are obstructing proposed improvements that cannot be reasonably designed
to avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following
factors:
■ Early consultation with the City;
■ Consideration of practical design alternatives;
■ Provision of cost comparisons (from applicant) for practical design alternatives;
■ If saving tree eliminates all reasonable uses of the property; or
■ If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The City Council of the City of Atascadero, in a regular session
assembled on February 23, 2016, resolved to approve The Groves Master Plan of Development
and associated Tree removal Permit subject to the following:
1. EXHIBIT A: Conditions of approval/Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development/ Site Plan
3. EXHIBIT C: Landscape Plan
4. EXHIBIT D: Elevations/Floor Plan
5. EXHIBIT E: Grading and Drainage Plan
6. EXHIBIT F: Utility Plan
7. EXHIBIT G: Noise Analysis Diagram
City of Atascadero
Resolution No.2016-011
Page 4 of 5
On motion by Council Member Kelley, and seconded by Mayor O'Malley, the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: Council Members Fonzi, Kelley, Sturtevant and Mayor O'Malley
NOES: Mayor Pro Tem Moreno
ABSTAIN: None
ABSENT: None
ADOPTED: February 23, 2016
CIT '-0— SC ER10,-A
1
Tom O'Malley, or
ATTEST:
J�
Marcia McClure Torgerson, C.M.C., C&Clerk
APPROVED AS TO FORM:
Brian A. Pierik, City Attorney
City of Atascadero
Resolution No.2016-011
Page 5 of 5
1. EXHIBIT A: Conditions of approval/Mitigation Monitoring Program
2. EXHIBIT B: Master Plan of Development/ Site Plan
3. EXHIBIT C: Landscape Plan
4. EXHIBIT D: Elevations/Floor Plan
5. EXHIBIT E: Grading and Drainage Plan
6. EXHIBIT F: Utility Plan
7. EXHIBIT G: Noise Analysis Diagram
Due to the length of the exhibits they have not been reproduced as an attachment;
however, they may be reviewed in the office of the City Clerk.
City of Atascadero
Resolution No.2016-011
Exhibits
EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
Halcon Residential Planned Development-The Groves
(PLN 2014-1529)
Timing Responsibility
Conditions of Approval/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of F0:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC: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 2014-0175 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 BP/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
Timing Responsibility
Conditions of Approval/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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
fagade 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 fagade to an adjoining
projected feature or at a distance approved by staff.
7. All site work, grading, and site improvements shall be in BP/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 hydroseeded 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.
0 Landscape areas between the Viejo Camino pathway and
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 Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development-The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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 Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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 permit 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
Timing Responsibility
Conditions of Approval/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
13. The emergency services and facility maintenance costs listed BP 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 BP 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
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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
Timing Responsibility
Conditions of Approval/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water 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 ll), 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 shall 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 6" 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
Timing Responsibility
Conditions of Approval/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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&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/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC: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 TV 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 corners 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
Timing Responsibility
Conditions of Approval/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC: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 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.
42. Prior to recording the tract map, the applicant shall pay all
outstanding plan check/inspection 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, 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.
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 FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
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 PS/BS
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 CE/BS
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 PS/BS
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/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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 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 PS/BS
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 PS/BS
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
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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 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.
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
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 Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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 PS/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 Atascadero
Resolution No.2016-011
Exhibits
Timing Responsibility
Conditions of Approval/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water 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/ /Monitoring
Mitigation Monitoring Program FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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 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 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/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 FM: Final Map
GP: Grading Permit PS: Planning Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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.h.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 Measurel2.a.1: Private yard outdoor activity spaces for BP PS/BP
each residential parcel adjacent to Viejo Camino and Halcon Rd
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 Services
BP: Building Permit BS: Building Services
Halcon Residential Planned Development—The Groves TO: Temporary Occupancy FD: Fire Department
FI: Final inspection PD: Police Department
Planned Development (PD-33) Master Plan of FO:Final Occupancy CE: city Engineer
WW: Wastewater
Development CA: city Attorney
AMWC:Water Comp.
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
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Resolution No.oo16-o11
Exhibits
EXHIBIT C: Landscape Plan
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City of Atascadero
Resolution No.2016-011
Exhibits
EXHIBIT C: Landscape Plan
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Resolution No.2016-011
Exhibits
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Exhibits
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Exhibits
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Exhibits
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Exhibits
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Exhibits
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Exhibits
EXHIBIT D: Elevations/Floor Plan
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Resolution No.2016-011
Exhibits
EXHIBIT E:Grading and Drainage Plan
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Resolution No.2016-011
Exhibits
EXHIBIT F: Utility Plan
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City of Atascadero
Resolution No.2016-011
Exhibits
EXHIBIT G: Noise Analysis Diagram
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