HomeMy WebLinkAboutPC Resolution 2019-0026EXHIBIT A: Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3141)
Grand Oaks
EXHIBIT A: Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3141)
Grand Oaks
EXHIBIT A: Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3141)
Grand Oaks
EXHIBIT A: Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3141)
Grand Oaks
EXHIBIT A: Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3141)
Grand Oaks
EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program
Conditional Use Permit and Vesting Tentative Tract Map (Tract 3141)
Grand Oaks (PD-27)
GENERAL PLANNING CONDITIONS
1. The approval of this zone change, tentative tract map, and use permit shall become final and
effective following City Council approval.
2. The approval of this use permit shall become final and effective for the purposes of issuing building
permits thirty (30) days following the City Council approval of the Zone text change 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.
3. The Community Development Department shall have the authority to approve the following minor
changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior
site design or appearance, and/or (3) address a construction design issue that is not substantive to the
Master Plan of Development.
4. The Planning Commission shall have the final authority to approve any other changes to the Master
Plan of Development and any associated Tentative Maps unless appealed to the City Council.
5. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective
date, and/or for the life of Tentative Tract Map (TR 3141). At the end of the period or upon
expiration of Tentative Tract Map (TR 3141), the approval shall expire and become null and void
unless the project has received a building permit.
6. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents,
officers, and employees against any claim or action brought to challenge an approval by the city, or
any of its entities, concerning the subdivision
7. All subsequent subdivisions and construction permits shall be consistent with the Master Plan of
Development contained herein.
ARCHITECTURAL CONDITIONS
1. All exterior elevations, finish materials, colors, completed structures, hardscape finishes, and site
improvements shall be consistent with the Master Plan of Development as shown in the attached
EXHIBITS with the following listed modifications and clarifications. Conformance with the Master
Plan of Development and Conditions of Approval shall be required at time of building permit
submittal, and time of permit final, and ongoing in perpetuity for the life of the Master Plan of
Development:
All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall
be durable, high quality, and consistent with the architectural appearance of the development.
All trash storage, recycle storage, and air conditioning units shall be screened from view
behind architecturally compatible screening, fencing, or landscaped enclosures.
Any proposed exterior street, pedestrian, or building mounted light fixtures shall be of
architectural grade, appropriate scale, and design and shall compliment the architectural style,
subject to staff approval. Light fixtures shall comply with Zoning Ordinance requirements for
shielding of light sources to prevent offsite glare.
Stucco siding shall be smooth troweled or similar.
Roof materials shall be architectural grade.
Any proposed changes to the architectural character must be approved by the Design Review
Committee or other mechanism deemed appropriate by the Planning Director.
SITE DEVELOPMENT CONDITIONS
1. All site work, grading, and site improvements shall be consistent with the Master Plan of
Development as shown in EXHIBITS, except as noted in conditions of approval.
2. Contrasting decorative pavement shall be utilized along the main access drive as shown in the
project exhibits.
3. Open parking spaces shall not be reserved for residential or commercial tenants with the exception
of tandem spaces.
4. All utilities within the project boundaries and along project frontages shall be installed underground,
with the exception of the power line that extends across the ephemeral drainage swale on the interior
of the project.
5. Approval of this permit shall include the removal of 1 Native Live Oak Tree totaling 10-inches dbh.
The applicant shall be required to pay mitigation fees or provide replantings on-site per the
requirements of the Atascadero Native Tree Ordinance. Any additional removals shall be subject to
municipal code procedures for native tree removal. Any future native tree removal shall require a
revised landscape plan to be submitted to the city for review and approval.
6. The recommendations identified in the arborist report shall be implemented during construction.
The developer shall contract with a certified arborist to monitor all activity within the drip lines of
existing native oak trees during construction.
7. Any future development signage shall be architecturally compatible with the proposed buildings. All
future signage shall be subject to the review and approval of planning staff. No signage for live/work
tenants shall be permitted facing the proposed residential units.
8. The common lot shall be maintained in a manner consistent with the master plan of development
exhibits as attached. The common lot shall be maintained in a way that provides continued
pedestrian access to all units and allows for utilities to be installed underground to serve each unit.
LANDSCAPE AND FENCING CONDITIONS
1. A final landscape and irrigation plan shall be approved prior to the issuance of building permits and
included as part of site improvement plan consistent with EXHIBITS, and as follows:
All exterior meters, air conditioning units and mechanical equipment shall be screened with
landscape material.
All areas shown on the landscape plan shall be landscaped by the developer completed at the
discretion of the Community development Department.
London Plane, California Black Oak, or similar street trees shall be provided along El Camino
Real at a minimum spacing of 30 feet on center. Trees planted near roads and sidewalks shall
include deep-root planting barriers.
Street and open space trees shall be minimum 15-gallon size and double staked.
The final landscape and irrigation plan shall conform to Atascadero Municipal Code
requirements, including the City’s Water Efficient Landscape Ordinance. Landscaping must
consist of drought tolerant species and utilize drip irrigation.
2. All landscape shall be maintained in a healthy and thriving condition in perpetuity. The applicant
and its successors shall be responsible for maintaining landscape and replacing any dead or failing
landscape trees, ground cover and shrubs.
3. No privacy fencing shall be installed on individual lots with the exception of lots abutting side and
rear project boundaries. Fencing on these lots must be setback a minimum of 7 -feet from the
common ownership parcel. Privacy fencing shall be high quality wood fencing with top and bottom
rails. No dog eared fencing shall be permitted.
FINAL MAP, PLANNING CONDITIONS
1. Affordable Housing Requirement: The Subdivider shall deed restrict a minimum of three (3)
residential units for the time period required by the California State Density Bonus Law, and not less
than 30 years, for sale or rental to moderate income households. The project’s affordable housing
shall comply with State Density Bonus Law.
All affordable units shall be distributed throughout the project, and shall be constructed at the same
time as the market rate units. A phasing plan shall be submitted by the Applicant to show affordable
unit construction in each phase of the project, to ensure a percentage of affordable units are built in
each phase at the same construction timing as the market rate units. Affordable unit location and
phasing plan shall be reviewed and approved by the Community Development Director to ensure
consistency with the City Council’s Inclusionary Housing Policy. The Community Development
Director may require the affordable housing lots to be identified of the Final Map, on an additional
map sheet for information purposes only, as provided by the Subdivision Map Act.
2. The emergency services and facility maintenance costs listed below shall be 100% funded by the
project in perpetuity. The service and maintenance costs shall be funded through a community
facilities district established by the City at the developer's cost. The funding mechanism must be in
place prior to or concurrently with acceptance of 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.
3. All maintenance costs for all on-site improvements, facilities, and areas listed below shall be 100%
funded by the project in perpetuity. The service and maintenance costs shall be funded through a
Homeowners Association, or similar funding mechanism, established by the developer and subject to
City approval. The Homeowners Association or other funding mechanism shall be in place prior to
City Council approval of the Final Map. The Homeowners Association shall be approved by the
City Attorney and Administrative Services Director prior to City Council approval of the Final Map.
The administration of the above-mentioned funds, and the coordination and performance of
maintenance activities, shall be the responsibility of the Homeowners Association.
a. All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads,
emergency access gates, and sewer mains.
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 arterial streets
4. At time of Final Map submittal, the applicant shall submit Covenants, Conditions & Restrictions
(CC&Rs) for review and approval by the Community Development Department. The CC&R’s shall
record concurrently with the Final Map and shall include the following:
i. Provisions for maintenance of all common areas including access, parking, street trees,
fencing and landscaping.
ii. A detailed list of each individual homeowner’s responsibilities for maintenance of the
individual units.
iv. A provision for review and approval by the City Community Development Department
for any changes to the CC&R’s that relate to the above requirements prior to the changes being
recorded or taking effect.
5. Deed notification shall be recorded against the common ownership lot detailing fencing restrictions
and access responsibilities.
6. A deed notification will be recorded against each residential use property detailing privacy fencing
restrictions.
WATER AND FIRE CONDITIONS
1. Fire sprinklers are required on all structures consistent with the California Building Code adopted at
the time of building permit submittal.
2. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for
the newly created lots within the subdivision.
3. The Applicant shall extend the water distribution system to the satisfaction of the Atascadero Mutual
Water Company (AMWC) and City Engineer.
4. The water system shall include easements for water system facilities as required by the AMWC and
to the satisfaction of the City Engineer
5. Before the start of construction on the water system improvements, the applicant shall pay all
installation and connection fees required by AMWC.
6. 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.
7. At time of building permit submittal, site plans showing adequate fire department access along the
main access drive using auto-turn software shall be submitted for review.
8. Fire hydrant locations shall be to the satisfaction of the City Fire Marshal.
9. Properties and/or areas that are managed or owned by the HOA shall be metered separately to the
satisfaction of the AMWC.
WASTEWATER COLLECTION SYSTEM
1. The gravity sewer system shall be owned and operated by the HOA. The wastewater collection
system shall be designed and constructed in accordance with City Standard Specifications and
Drawings, to the satisfaction of the City Engineer.
2. Gravity SS mains shall be a minimum of eight (8) inches in diameter.
3. Each lot served by the wastewater collection system shall pay all sewer fees prior to the issuance of a
building permit.
UTILITIES
1. New utility distribution systems and services shall be constructed underground, to the satisfaction of
the City Engineer.
2. Each lot shall be served with separate services for water, sewer, gas, power, telephone and cable TV.
Utility laterals shall be located and constructed to each lot in accordance with City Standard
Specifications and Drawings.
PUBLIC WORKS GENERAL CONDITIONS
1. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer. PIPs shall be
prepared on 24”x36” plan sheets, use the City Standard border and signature block, and shall comply
with Section 2 of City Standard Specifications.
2. All plans shall contain the City of Atascadero "Standard Notes for Improvement Plans" on file in the
City Engineer's office.
3. On-site roadway signing and striping shall be in accordance with the California Manual on Uniform
Traffic Control Devices (CA-MUTCD).
FINAL MAP
1. Prior to recording the Map, the Applicant shall have the map reviewed by the public utility providers
for power, telephone, gas, cable TV, and the Atascadero Mutual Water Company. The Applicant shall
obtain a letter from each utility company stating that the easements and rights-of-way shown on the
map for public utility purposes are acceptable.
2. Documents that the City of Atascadero requires to be recorded concurrently with the Map (e.g.: off-
site rights-of-way dedications, easements not shown on the map, agreements, etc.) shall be listed on
the certificate sheet of the map.
ON-SITE ROADWAY – DRIVEWAY
1. The horizontal and vertical design of roads shall be in compliance with the City of Atascadero
Engineering Standards and Standard Specifications, to the satisfaction of the City Engineer. The City
Engineer reserves the right to make modifications to all submitted road designs, when in the opinion
of the City Engineer, the public’s health and safety is benefitted.
2. The design of structural pavement sections shall be based on a Traffic Index (TI) = 5.5. New
pavement placed prior to the construction of buildings will be subjected to additional construction
traffic and wear associated with the on-site construction not included in the design life of the
pavement section. Therefore to off-set this, the AC thickness shall be increased from that which is
derived from Caltrans method by either:
a. 1” if the pavement is placed prior to building construction (not phased).
b. 1.5” if the pavement construction is phased (i.e. – a portion of the ultimate pavement
thickness is deferred and a final pavement cap placed prior to final inspection). Final
pavement cap shall not be less than 1.5”.
3. Prior to recordation of the Final Map, the Applicant shall establish an Homeowner’s/Property
Owner’s Association to provide sufficient funds on an annual basis to pay for the operation,
maintenance and future replacement of the internal road system serving the subdivision, including but
not limited to:
a. Pavement, pavement seals, aggregate base
b. Striping, signage, street furniture
c. Drainage facilities, detention basins, retention basins, bio-swales, & storm water treatment/control
measures
d. Maintenance of slopes or walls containing the road prism
Prior to recordation of the Final Map, the Applicant’s engineer shall prepare and submit an estimated
operating budget and capital replacement analysis for review and approval by the City Engineer.
4. Pavement and base sections shall be designed and constructed in accordance with the City of
Atascadero Standard Specifications and Drawings. When said standards and specifications are not
clear, lack necessary details, or are silent, the minimum standard shall be based upon the current
edition of the San Luis Obispo County Public Improvement Standards or Caltrans Standard Plans and
Specifications, as determined by the City Engineer.
STORMWATER
1. The final Stormwater Control Plan (SWCP) and supporting hydrology report shall be approved by the
City Engineer prior to issuance of any building permit for the construction of impervious surfaces.
2. Prior to a final inspection the City documents shall be completed and approve by the City Engineer:
ATAS - SWP-1001_Engineer Certification Form
ATAS - SWP-1003_OwnerAgentInfo
ATAS - SWP-1007_Exhibit_B_Instructions_SCM FORM
ATAS - SWP-1008_Stormwater System Plans and Manuals
ATAS - SWP-2002 Stormwater O&M Process and Form Instructions
ATAS - SWP-3001_Stormwater System O&M Agreement
ATAS - SWP-3002_Private Stormwater System Recorded Notice
FLOOD CONTROL BASINS
1. Flood control basins are utilized in the City of Atascadero depending upon site conditions: Retention
basins, Detention basins, and Subsurface Infiltration Basins. In all cases, the Project Engineer shall
provide evidence that the basin will completely drain within 72 hours, to the satisfaction of the City
Engineer.
Retention Basin. Any drainage basin which is used as a terminal disposal facility shall be classified as
a retention basin.
a. Basin Capacity. The basin capacity is to be based on the theoretical runoff from a 50-year
storm, 10-hour intensity for 10-hour duration. No reduction in required capacity shall be
given for soil percolation rates.
b. Percolation Test Required. A minimum of 3 percolation tests per basin shall be submitted
to the City Engineer for review and approval prior to approval of the plans. The project
engineer shall submit calculations and a report demonstrating the basin will drain within
seven-days of a single storm event as noted above. Deep soil borings may be required in
areas where there is concern of shallow depth to groundwater or bedrock. Percolation
tests shall be performed at depths below the basin bottom.
Detention Basin. Any drainage basin which has a downstream outlet designed to meter the outflow
shall be classified as a detention basin. Basin capacity shall be based on receiving the runoff from a
50-year storm with the watershed in its fully-developed condition, and releasing the flow equivalent
to the runoff from a 2-year storm with the project site in its pre- development condition. The outlet
shall release water in a non-erosive manner.
Subsurface Infiltration Basins. Subsurface basins may be used for either retention or detention of site
runoff, where their application is suitable for project conditions. Subsurface basins shall be limited to
locations where the depth to seasonally high groundwater is greater than 10-feet below the deepest
portion of the basin.
Drain Rock. Drain rock shall be clean, crushed granite (or clean, angular rock of similar approved
hardness) with rock size ranging from 1-1/2-inch to 3/4-inch. Rock gradation shall conform to the
Specification of ASTM C-33 #4.
Operational Requirements.
a. Water quality of inflow (both sediment and chemical loading) may require pretreatment
or separation
b. Maintenance plan, including provisions for vehicular access and confined-space entry
safety requirements, where applicable
c. A safe overflow path shall be identified on the plan and may require easements
Overflow Path Required. The design of all drainage basins shall identify the designated route for
overflow. The Project Engineer shall design the overflow path so that the flow in a 100- year storm is
non-erosive and will not damage downstream improvements, including other basins. Easements may
be required for concentrated flows across multiple properties.
MITIGATION MEASURES – MITIGATED NEGATIVE DECLARATION 2005-0063
Mitigation Measure 1.c.1: The following landscape mitigations shall
apply:
Fencing shall be complimentary in color and material to the
proposed architectural theme.
The project landscaping shall include street trees along El
Camino Real street frontage.
All proposed trees shall be shade trees of 15-gallon minimum
size and shall be double staked.
BP BS, PS, CE 1.c.1
Mitigation Measure 1.c.2: The proposed buildings shall include the use
of earth tone paint and roof colors.
BP BS, PS, CE 1.c.2
Mitigation Measure 1.d.1: If exterior parking lot lighting is proposed, it
shall be designed to eliminate any off site glare. All exterior site lights
shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light
spillage and glare. Any luminary pole height shall not exceed 14-feet in
height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise
0.6 foot candle minimum to 1.0 maximum within the site. Fixtures shall
be shield cut-off type and compatible with neighborhood setting, subject
to staff approval.
BP BS, PS, CE 1.d.1
Mitigation Measure 3.b.1: The project shall be conditioned to comply
with all applicable District regulations pertaining to the control of fugitive
dust (PM-10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003
Air Quality Handbook.
Section 6.3: Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
Fuel all off-road and portable diesel powered equipment, including
but not limited to bulldozers, graders, cranes, loaders, scrapers,
backhoes, generator sets, compressors, auxiliary power units, with
ARB certified motor vehicle diesel fuel (Non-taxed version suitable
for use off-road).
Maximize to the extent feasible, the use of diesel con struction
equipment meeting the ARB’s 1996 or newer certification standard
for off-road heavy-duty diesel engines.
Install diesel oxidation catalysts (DOC), catalyzed diesels particulate
filters (CDPF) or other District approved emission reduction retrofit
services (Required for projects grading more than 4.0 acres of
continuously worked area).
Section 6.4: Activity Management Techniques
Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
Schedule of construction truck trips during non-peak hours to reduce
peak hour emissions.
Limit the length of the construction workday period, if necessary.
Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
BP, GP BS, PS, CE 3.b.1
All of the following measures shall be included on grading, demolition
and building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities
to prevent airborne dust from leaving the site. Increased
watering frequency will be required whenever wind speeds
exceed 15 mph. Reclaimed (non-potable) water should be
used whenever possible.
C. All dirt stockpile areas shall be sprayed daily as needed.
D. Permanent dust control measures identified in the approved
project re-vegetation and landscape plans shall be implemented
as soon as possible following completion of any soil disturbing
activities.
E. Exposed ground areas that designated for reworking at dates
greater than one month after initial grading shall be sown with a
fast-germinating native grass seed and watered until vegetation
is established.
F. All disturbed soil areas not subject to re-vegetation should be
stabilized using approved chemical soil binder, jute netting, or
other methods approved in advance by the APCD.
G. All roadways, driveways, sidewalks, etc, to be paved shall be
complete as soon as possible. In addition, building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15
mph on any unpaved surface at the construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials are to
be covered or should maintain at least two feet of freeboard
(minimum vertical distance between top of load and top of
trailer) in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit unpaved
roads onto streets, or was off trucks and equipment leaving the
site.
K. Sweep streets at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible.
L. The contractor or builder shall designate a person or persons to
monitor the dust control program and to order increased
watering, as necessary, to prevent transport of dust off site.
The name and telephone number of such persons shall be
provided to the APCD prior to land use clearance for map
recordation and land use clearance for finish grading of any
structure.
Mitigation Measure 4.e.1: Grading and excavation and grading work
shall be consistent with the City of Atascadero Tree Ordinance. Special
precautions when working around native trees include:
All existing trees outside of the limits of work shall remain.
Earthwork shall not exceed the limits of the project area.
Low branches in danger of being torn from trees shall be pruned
prior to any heavy equipment work being done.
Vehicles and stockpiled material shall be stored outside the dripline
of all trees.
All trees within the area of 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.
Any roots that are encountered during excavation shall be clean cut
by hand and sealed with an approved tree seal.
BP PS, BS 4.e.1
Mitigation Measure 4.e.2: All recommendations contained within the
project arborists report prepared by Tree Resources Assessment,
Barbella’s Tree Service shall be applied to the proposed project in
terms of each native tree proposed for removal and each tree within
the project area subject to potential impact. All native tree
impact/replacements shall be per the Atascadero Municipal Code
Section 9-11.105.
BP PS, BS 4.e.2
Mitigation Measure 4.e.3: The developer shall contract with a certified
arborist during all phases of project implementation. The certified
arborists shall be responsible for monitoring the project during all phases
of construction through project completion, as follows:
(a) A written agreement between the arborist and the developer
outlining an arborist monitoring schedule for each construction
phase through final inspection shall be submitted to and approved
by planning staff prior to the issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, project superintendent
to review the project conditions and requirements prior to any
grubbing or earth work for any portion of the project site. All tree
protection fencing and trunk protection shall be installed for
inspection during the meeting. Tree protection fencing shall be
installed at the line of encroachment into the tree’s root zone area.
(c) As specified by the arborist report and City staff:
Prune all trees in active development areas to be saved for
structural strength and crown cleaning by a licensed and certified
arborist;
Remove all debris and spoils from the lot cleaning and tree
pruning.
In locations where paving is to occur within the tree canopy, grub
only and do not grade nor compact. Install porous pavers over a
three-inch bed of ¾ inch granite covered with one-inch pea
gravel for screeding. If curbs are required, use pegged curbs to
secure the porous pavers. Pegged curbs are reinforced six to
eight curbs poured at grade with a one-foot by one-foot pothole
every four to six linear feet.
All trenching or grading within the protected root zone area,
outside of the tree protection fence shall require hand trenching
or preserve and protect roots that are larger than 2 inches in
diameter.
No grading or trenching is allowed within the fenced protected
area.
Any roots that are 4 inches in diameter or larger are not to be cut
until inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status
report shall be prepared by the project arborist certifying that the
tree protection plan was implemented, the trees designated for
protection were protected during construction, and the construction-
related tree protection measures are no longer required for tree
protection.
BP PS, BS 4.e.3
Mitigation Measure 4.e.4: All tree removals identified in the Tree
Resources Assessment, dated 7/19/05 shall be mitigated as prescribed
by the Atascadero Native Tree Ordinance.
BP PS, BS 4.e.4
Mitigation Measure 5.b.1: Design an appropriate Phase II archaeological
sampling strategy.
GP PS, BS, CE 5.b.1
Mitigation Measure 5.b.2: Monitoring of all earth disturbance by a
qualified subsurface archaeologist and native monitor during construction
activities.
GP PS, BS, CE 5.b.2
Mitigation Measure 5.b.3: Cultural soils must remain on site of they are
moved and/or disturbed.
GP PS,BS,CE 5.b.3
Mitigation Measure 6.b.1: The grading permit application plans shall
include erosion control measures to prevent soil, dirt, and debris from
entering the storm drain system during and after construction. A
separate plan shall be submitted for this purpose and shall be subject to
review and approval of the City Engineer at the time of Building Permit
application.
BP, GP PS, BS, CE 6.b.1
Mitigation Measure 6.c.1: A soils report shall be required to be submitted
with a future building permit by the building department.
BP,GP PS,BS,CE 6.c.1
Mitigation Measure 7.b.1: Per the Phase I Environmental Site
Assessment, further investigation of the former commercial building area
is necessary to better determine if the site had been adversely impacted
by previous auto garage or painting use
BP PS 7.b.1
Mitigation Measure 8.e.f.1: The developer is responsible for ensuring
that all contractors are aware of all storm water quality measures and
that such measures are implemented. Failure to comply with the
approved construction Best Management Practices will result in the
issuance of correction notices, citations, or stop orders
GP PS, BS, CE 8.e.f.1
Mitigation Measure 11.d.1: All construction activities shall comply with
the City of Atascadero Noise Ordinance for hours of operation, and as
follows:
Construction activities shall be limited to the following hours of operation:
7 a.m. to 7 p.m. Monday through Friday
9 a.m. to 6 p.m. Saturday
No construction on Sunday
Further, particularly loud noises shall not occur before 8 a.m. on
weekdays and not at all on weekends. The Community Development
Director upon a determination that unusually loud construction activities
are having a significant impact on the neighbors may modify the hours of
construction.
Failure to comply with the above-described hours of operation may result
in withholding of inspections and possible construction prohibitions,
subject to the review and approval of the Community Development
Director.
A sign shall be posted on-site with the hours of operation and a
telephone number of the person to be contacted in the event of any
violations. Staff shall approve the details of such a sign during the
Grading Plan/Building Permit review process.
BP, GP PS, BS, CE 11.d.1
Mitigation Measure 13.1: Project Road and Landscape Maintenance and
Emergency Services Funding:
The emergency services and road maintenance costs of the project
shall be 100% funded by the project in perpetuity. The service and
maintenance cost may be funded through a benefit assessment district
or other mechanism established by the developer subject to City
approval. The funding mechanism must be in place prior to or
concurrently with acceptance of the any 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 and the coordination
and performance of maintenance activities shall be by the City
a) All Atascadero Police Department service costs to the project.
b) All Atascadero Fire Department service costs to the project.
c) All streets, sidewalks, streetlights, street signs, roads, emergency
access roads, emergency access gates, and sewer mains within
the project.
d) All parks, trails, recreational facilities and like facilities.
e) All open space and native tree preservation areas.
f) All drainage facilities and detention basins.
g) All common landscaping areas, street trees, medians, parkway
planters, manufacture slopes outside private yards, and other
similar facilities.
h) All drainage facilities and detention basins.
i) All common landscaping areas, street trees, medians, parkway
planters, manufacture slopes outside private yards, and other
similar facilities.
BP, GP PS, BS, CE 13.1
Mitigation Measure 15.a: The project shall pay Development Impact Fee
per the Circulation System of Atascadero. These fees based on the City
Development Impact Fee Schedule and shall be paid prior to any
building permit issued on the property.
BP PS, BS, CE 15.a
EXHIBIT C: Master Plan of Development