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HomeMy WebLinkAboutPC Resolution 2020-0001PC RESOLUTION 2020-0001 CITY OF ATASCACERO PLANNING RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A SIX (6) LOT VESTING TENATIVE SUBDIVISION MAP (TR 3147) WITHIN THE RESIDENTIAL SINGLE-FAMILY (RSF-Y) ZONE AND TREE REMOVAL PERMIT 2015-0188 ON APN 056-211-0379 056-211-038 DA2 Development, LLC 10075 and 10085 Atascadero Avenue AMND 19-0118 WHEREAS, an application has been received from DA2 Development, LLC, applicant and owner, to consider a reconsideration of a six (6) lot Vesting Tentative Subdivision Map (3147) and Tree Removal Permit 2015-0188 on a 6.71 -acre site located at 10075 and 10085 Atascadero Avenue (APN 056-211-037, 038); and, WHEREAS, the site's General Plan Designation is Single Family Residential (SFR); and, WHEREAS, the site's Zoning District is Residential Single Family (RSF-Y); and, WHEREAS, an application has been received to subdivide two (2) recorded lots totaling 6.71 acres into six (6) lots that meet the minimum lot size standard in the Residential Single Family (RSF-Y) zoning district; and, WHEREAS, Mitigated Negative Declaration 2016-0001 was prepared for the project and certified by the Planning Commission at a public hearing on May 17, 2016; and, 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, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on January 7, 2020 studied and reconsidered the Vesting Tentative Subdivision Map TR 3147 (AMND 19-0118), and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Annroval for Vesting Tentative Subdivision Man The Planning Commission of the City of Atascadero finds as follows: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and the proposed Specific Plan. (Government Code§§ 66473.5 and 66474(a) and (b)) The proposed subdivision is consistent with the General Plan and applicable zoning requirements, as identified in the General Plan consistency analysis that was completed in this Staff Report, including five (5) major land use development policies pertaining to residential development within the City of Atascadero. 2. The site is physically suitable for the type of development. (Government Code§ 66474(c)). The proposed project is suitable for the type of proposed development. The site's General Plan designation is Single family Residential (SFR) and contained a corresponding zoning designation of RSF-Y. The site is gently sloping in a predominately -large lot single-family residential neighborhood. Construction of single- family residential homes is consistent with the type of use and density envisioned by the City's General Plan. 3. The site is phvsically suitable for the proposed density of development. (Government Code § 66474(d)) The proposed density of the project is one unit per gross acre, which is consistent with the General Plan's maximum density of 2.0 units per gross acre for this land use designation. Second units are permitted within this land use designation / zoning district and if all lots developed with second units, the proposed development will not exceed the maximum allowed density per the City's General Plan. The proposed subdivision meets the RSF-Y minimum lot size designation of one (1) gross acre per lot, there the proposed project is physical suitable for the proposed density of the project. 4. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably iniure fish or wildlife or their habitat. (Government Code § 66474(e)) The proposed project's Mitigated Negative Declaration evaluated potential impacts to fish, wildlife, and their habitat and was approved. A Biological assessment of the proposed project concluded that, with implementation of mitigation, the proposed project would result in a less than significant impact to special status plant and wildlife species and to native trees. Further, the proposed project would have no impact on wildlife corridors or waters of the US. 5. The design of the subdivision or the type of improvements will not cause serious health problems. (Government Code § 66474(f)) The proposed project will not cause serious health problems as discussed in detail in Mitigated Negative Declaration. The site has been thoroughly investigated for the potential presence of hazards and hazardous materials and, with the incorporation of mitigation measures, development of the Project would not have the potential to create a significant hazard to the public or environment, which includes mitigation for temporary construction dust and noise; therefore, the proposed subdivision will not cause serious health problems 6. The design of the subdivision will not conflict with easements for access through or use of property within the proposed subdivision. (Government Code § 66474(8)) The proposed project consists of a six (6) lot residential subdivision for the construction of six (6) single family homes and would not interfere with existing access or use easements on the site. The Project will provide for all appropriate access for public utilities. Further, the Project would provide for public access to the site via a new residential street that includes a cul-de-sac for emergency turn-arounds and safety, in compliance with City Standards. Accordingly, the design of the subdivision will not conflict with access through or use of the properties within the proposed subdivision. 7. The installation of public improvements are necessary prior to recordation of a Final Map in order to insure orderly development of the surrounding area (Government Code § 66411.1(b)(2). The vesting tentative subdivision map includes a variety of inter -related on-site and off-site improvement necessary to serve the build out of the six (6) lots created by the map. These improvements, including grading and drainage of the proposed new street, must be complete prior to the recordation of parcels in order to insure the orderly development of the surrounding area. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on January 7, 2020, approved the reconsideration of a Vesting Subdivision Map - Tract 3147 (AMND 19-0118) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Vesting Tentative Subdivision Map TR 3147 3. EXHIBIT C: Grading Plan 4. EXHIBIT D: Utility Plan 5. EXHIBIT E: Building Envelopes 6. EXHIBIT F: Tree Mitigation Chart On motion by Vice Chairperson Dariz and seconded by Commissioner Anderson, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Anderson, Shaw, van den Eikhof, Dariz, Zirk (5) NOES: None (0) ABSTAIN: None (0) ABSENT: Wolff, Keen (2) ADOPTED: January 7, 2020 OF ATASCADERO, CA Tom-Zirl Planning Attest: Phil Dunsmore Planning Commission Secretary Exhibit A: Conditions of Approval Vesting Tentative Subdivision Map TR 3147 Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL:Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater Planning and Building Services Conditions F0: Final Occupancy CA: City Attorney 1) The approval of this application shall become final and effective for the On -Going PS purposes of issuing building permits, provided the required conditions of approval have been satisfied, fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance, 2) The applicant shall defend, indemnify, and hold harmless the City of On-going CA 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. 3) Approval of this Tentative Parcel Map shall be valid for two years after its On-going PS effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 4) An initial one (1) year extension may be granted through an extension of On-going PS entitlement consistent with Atascadero Municipal Code section 9-2.117(a). All subsequent map extensions, as available consistent with the Subdivision Map Act, shall be made consistent with section 9-2.117 (b) and Title 11 of the Atascadero Municipal code. 5) Consistent with the Subdivision Map Act, the approved Vesting Tentative On -Going PS Subdivision Map (TTM) was deemed completed on April 28, 2016. 6) The Community Development Department shall have the authority to BP PS approve minor changes to the project that (1) increase the square footage of the 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 Vesting Tentative Subdivision Map. 7) A final parcel map drawn in substantial conformance with the approved PM PS tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 8) All subsequent final maps, site work, construction permits, grading, and BP PS site improvements shall be consistent with Exhibit B through D. 9) Any proposed residential structures and driveways shall be located in the BP PS proposed building envelope as identified in Exhibit E. Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Departrnent BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney 10) A condition or note on the Final map shall include language referring back FM PS to project approvals and building envelopes as shown in exhibit E. 11) A deed notification shall be recorded concurrently with the Final Map FM PS noticing future homeowners of adopted building envelopes consistent with Exhibit E. 12) A maintenance agreement shall be recorded at time of Final Map to clearly FM PS identify future maintenance roadway, common drainage areas, and any other shared facilities. An association is not required to be established; however, a mechanism for future funding of maintenance of shared improvements is required. 13) Consistent with the certified Mitigation Measures of certified Mitigated FM PS Negative Declaration 2016-0001, the southern end of the proposed project area shown in Figure 1 of the Biological Report shall be designated with a permanent open space easement that restricts the area from further development. This easement shall be recorded concurrently with the final map. 14) The applicant shall either pay $316.66 into the tree mitigation fund and/or Tree Removal PS replant six (6) five -gallon native trees on subject property or any / site combination thereof for removals of native trees in the proposed new improvement roadway (EI Bosque Court). permit 15) Future property owners shall work with City Staff and project arborist to BP PS reduce the number of native trees removed as a part of individual lot development, to the extent feasible. 16) An arborist shall be retained at time of building permits to ensure native BP PS trees which are to remain on site are protected during construction of on- site improvements and each new building. DepartmentPublic Works 17) The Subdivider shall enter into a Plan Check/inspection agreement with FM CE/PS the City. 18) The Subdivider shall be responsible for the relocation and/or alteration of FM CE existing utilities. 19) Upon approval by the City Engineer of the improvement plans, the FM CE Subdivider shall prepare a reproducible Mylar plan set for signature by the City, Atascadero Mutual Water Company and public utility companies. 20) The applicant shall provide an engineer's estimate for all work shown on FM/BP CE the subdivision improvement plans. Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Seances BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 21) Building plans will not be approved by the Public Works Department until BP CE the subdivision improvement plans are approved (Mylar plan set signed by the City Engineer) and the Final Map is recorded. 22) Prior to the final inspections and approval of the subdivision improvements FM CE the applicant shall provide to the City Engineer record drawings, signed by the Engineer of Record. The record drawing submittal shall consist of the following: • One plan set of reproducible Mylar. • One set of prints of the approved record drawings. • One electronic file of the plan set (PDF file) • One electronic file of the plan set in AutoCAD. The AutoCAD file set shall be complete and ready to use and shall include all critical data files, 3D features, points, etc. 23) The location of the new street is located between and close to two (private) BP CE/PS driveways and has the potential to create vehicular conflicts. Therefore, in an effort to combine points of access along Atascadero Ave, the Subdivider shall negotiate with the adjacent northerly property owner for the abandonment of the adjacent off-site driveway, to be replaced by a new driveway connection to the new street. If successful, the Subdivider shall reconstruct the existing driveway to connect to the new street. Should the Subdivider be unable come to an agreement with the adjacent property owner, the condition can be terminated provided the Subdivider submits documentation showing a reasonable effort of negotiations has been attempted, as determined by the City Engineer. 24) Prior to the final inspection of any public improvements, the applicant shall BP CE submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans 25) Prior to the final inspection, the Subdivider shall submit a written FM CE certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map, or, bonded for in conformance with the Subdivision Map Act. Final Map Conditions Tract 0: 26) The Final Map shall show the 50 -feet wide public right-of-way and offer of BP CE dedication 27) A Public Utility Easement (six feet wide) shall be dedicated on each new FM/BP CE lot created and shall be located along and contiguous to the public right-of- way 28) The Final Map shall list on the Certificate sheet, all documents to be FM/BP CE recorded concurrently with the Final Map. Conditions Of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Depamtrnent FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney 29) If required by the City to show building setbacks, building envelopes, or list FM/BP CE mitigations/conditions of approval, said information shall be shown on an additional information sheet. 30) The Final Map shall show all easements, public and private, unless FM/BP CE provided as a separate instrument to be recorded concurrently with the Final Map, to the satisfaction of the City Engineer/City Surveyor 31) Prior to recording the map, the Subdivider shall set monuments at all new FM/BP CE property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the 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. 32) Drainage easements shall be provided as needed to accommodate both FM/BP CE public and private drainage facilities. 33) A preliminary subdivision guarantee shall be submitted for review in FM/BP CE conjunction with the processing of the Final Map. 34) Prior to recording the map, the Subdivider shall have the map reviewed by FM/BP CE all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The Subdivider shall obtain a letter from each utility company indicating their ability to serve the subdivision and review and approval of the map and easements • • Roadway 35) All public improvements shall be constructed in conformance with the City FM/BP CE of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 36) The Subdivider shall design and construct the new street and cul-de-sac in FM/BP CE accordance with City Standards and Specifications for a "Rural Local' road, to the satisfaction of the City Engineer. The new street shall not be split and shall be centered in the public right-of-way or as approved by the City Engineer. The Subdivider shall remove the existing Oak Tree from the new roadway. 37) An engineer's estimate of probable cost shall be submitted for review and FM/BP CE approval by the City Engineer to determine the amount of the bond 38) The Subdivider shall remove the existing utility pole and facilities from the BP CE new roadway. New or relocated utility poles shall be placed not closer than 10 feet from the edge of the road. Exceptions to this may be granted by the City Engineer on a case-by-case basis. 39) Street pavement shall be not less than 20 feet wide with 4 -foot wide BP CE shoulders. Curb & gutter shall be installed to control drainage when the longitudinal roadway gradient exceeds 7 percent or the existing soils are easily erodible as determined by the soils engineer). When curb & gutter Conditions of Approval Timing Responsibility PLN 2015-15631 TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL* Business License BS: Building Services GP: Grading Permit FD: Fire Department BP. Building Pemdt PD: Police Department FI: Final Inspecton CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attomey are required for drainage, the shoulders shall be paved and the curb -curb width shall be 28 — 36 feet wide (28' =parking on one side, 36' =parking on both sides). If parking is limited to one side only, "No Parking" signage and red curb shall be placed on the opposite side of the road, to the satisfaction of the City Engineer. 40) The cul-de-sac shall have a radius of 38 from center to edge of pavement BP CE (assuming curb/gutter is not required). 41) Curb & pavement returns at the intersection with Atascadero Ave shall BP CE have a radius of not less than 20 feet; larger radii may be required as determined by the City Engineer 42) The structural pavement section shall be based on a Traffic Index of 5.5. BP CE 43) Subdivision improvement plans shall be prepared by a registered civil BP CE engineer and submitted to the Public Works Department for review and approval. The plans shall be approved prior to building permit issuance 44) A 6 -foot wide public utilities easement shall be dedicated along all street FM CE frontages, to the satisfaction of the City Engineer •. Quality 45) Discharges to the City storm water collection system are subject to review GP CE under the City's MS4 permit and the requirements established by the Regional Water Quality Control Board for discharges to waters of the United States. The City storm water collection system includes, but is not limited to, creeks, streams, drainage channels, pipes, culverts, inlets and drainage structures, for the conveyance of storm water across public and private properties and rights-of-way. Illicit discharges shall not be approved and shall be eliminated where known to exist or identified. Certain non -storm water discharges may not be considered illicit where it can be shown that these waters are not contaminated. 46) A Storm Water Pollution Prevention Plan (SWPPP) is required prior to GP CE issuance of construction permits. General Construction Activity Storm Water Permit is required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. 47) A detailed hydraulic analysis is required to be prepared by a registered civil GP CE engineer and submitted to the City Engineer for review. The analysis shall size storm water detention facilities based on the difference between a post -construction 50 -yr storm event and a pre -development 2 -yr storm event. The proposed development must mitigate any situation that Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL:Business License BS: Building Services GP: Grading Permit FD: Fire Deparhent BP: Building Permit PD: Police Department FI: Fined Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney increases flooding and erosion potential downstream of the subject property. 48) Road drainage shall be conveyed to an adequate point of disposal and GP CE shall be in compliance with the Post -Construction Storm Water Management requirements mandated by the State of California per State Water Board Resolution No R3-2013-0032 (effective March 6, 2014). Drainage easements may be required to be offered to the City, as determined by the City Engineer 49) Improved, concentrated, or diverted storm water run-off shall not be GP CE directed across property lines unless conveyed in an existing waterway, or, where located within a drainage easement. Clarify how sheet flow will be induced, or provide the appropriate drainage improvements to the satisfaction of the City Engineer. 50) A Storm Water Control Plan (SWCP) shall be prepared and submitted with GP CE the subdivision improvement plans and shall show and document compliance with the 2014 Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board. The SWCP shall be prepared on the City's form. 51) The Subdivider shall prepare an operations and maintenance plan for all GP CE Storm Water Control Measures (SCM) required for this project 52) The subdivision improvement plans shall include complete details, detail GP CE references and plan notes for the proposed SCM and improvements necessary to provide reasonable stormwater treatment. The plans may include but are not limited to infiltration, detention and settling, bio -filtration, filtration, and flow-through separation facilities. 53) Depending on the final area of impervious surface for the street, a GP CE maintenance agreement, signed by the property owner for annual inspection and maintenance of post -construction stormwater treatment facilities (including a detention basin if required) shall be submitted for review and approval by the City Engineer. The maintenance agreement (if required) shall be recorded concurrently with the Final Map and shall run with the land. 54) The development of each lot shall consider surface drainage systems that GP CE include bio-swales or sheet flow through planted areas rather than subsurface systems as a Best Management Practice (BMP) for post - development runoff where practicable Grading 55) Grading design shall be in substantial compliance with the Geotechnical GP CE Report prepared for this subdivision AND City regulations and policies GP CE Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 56) Subdivision improvement plans shall include an Erosion Control Plan utilizing Best Management Practices (BMPs) to control erosion and minimize dust. 57) All disturbed surfaces steeper than four horizontal to one vertical (4:1) and GP CE areas used to convey concentrated drainage shall be prepared and maintained to control erosion by effective planting or other means approved by the City Engineer. Disturbed surfaces shall be planted with native species and shall provide an even distribution of new growth over approximately 70 percent of the disturbed surfaces prior to a final inspection of the subdivision improvements. Public Utilities 58) The Subdivider shall extend the Public Water System from Atascadero GP CE Ave to the end of the new street, to the satisfaction of the Atascadero Mutual Water Company (AMWC) and City Engineer. The new water main shall be capable of providing the required fire flow to serve the subdivision. 59) Domestic water service laterals and water meters shall be provided to GP CE each lot per AMWC standards and to the satisfaction of the City Engineer 60) Fire hydrants shall be located in accordance with AMWC Standards and GP CE Specifications and to the satisfaction of the Fire Marshall and City Engineer. 61) The Subdivider shall extend an 8" diameter public gravity sewer in the new GP CE street to the extent possible, in accordance with City Standards and Specifications and to the satisfaction of the City Engineer 62) The Subdivider shall install a gravity sewer lateral to serve each lot in the GP CE subdivision. Laterals shall be constructed in accordance with City Standards and shall extend to the new street right-of-way. Lots that are unable to gravity flow to the public sewer shall be required to install a low- pressure sewer ejector pump system at the time of lot development. The Subdivider shall provide a private sewer lateral easement beyond the limits of the public right-of-way over adjacent lots to the point of connection to the gravity sewer lateral dedicated to a specific lot 63) Each lot shall be served with individual services for water, sewer, power, GP CE gas, telephone and cable TV. All wire utilities within the subdivision and within each lot shall be placed underground. Mitigated.. 2016-0001 Mitigation Mitiqation Measure 1.d.1: All lighting shall be designed to eliminate any off site BP PS glare by including shielding mechanisms to prevent offsite light spillage and glare. Fixtures shall be shield cut-off type. Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Seances BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP PS 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 i 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 4.a.1: To ensure impacts to California legless lizards are BP/GP PS avoided and minimized, development in areas of thick duff will be avoided. If these areas cannot be avoided, a qualified biologist shall conduct a preconstruction surrey of highly suitable habitat. This survey will include lightly raking the upper soil layer and leaf litter to determine if legless lizards are present. If legless lizards are discovered, they will be moved by hand to areas that will not be impacted by development activities. Mitigation Measure 4.a.2: A rare plant survey during the appropriate bloom BP / GP PS period (May -July) is recommended to determine presence or absence of two sensitive plant species. If present, these species should be avoided during future development. If any plant species are listed under the California Endangered Species Act (CESA) or the federal Endangered Species Act (ESA), the appropriate resource agency shall be contacted for direction on how to proceed prior to disturbance on the property. Additionally, strands of deer grass shall be flagged for avoidance during this same botanical survey effort. Mitigation Measure 4.b.c.1: The southern end of the proposed project area BP/GP PS shown in Figure 1 of the Biological Report shall be designated with a permanent open space easement that restricts the area from further development. This easement shall be recorded concurrently with the final map. Mitigation Measure 4.d.1: To protect nesting birds the Applicant should avoid BP / GP PS vegetation clearing and earth disturbance during the typical nesting season (February 1 — September 15). If avoiding construction during this season is not feasible, a qualified biologist shall survey the area two days prior to activity beginning on the site. If nesting birds are located, they shall be avoided until they have successfully fledged or the nest has naturally failed. A buffer zone of 50 feet will be placed around all non -sensitive passerine bird species and 250 feet for all raptor species. Activity will remain outside of buffers until the applicant's biologist has determined that the young have fledged or the nest is no longer active. Ifspecial status birdspecies are located, no work will begin until Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney an appropriate buffer is determined by consultation with the City, the local CDFW biologist, and/or the USFWS. Mitigation Measure 4.e.1: Grading and excavation and grading work shall be BP/GP PS consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. 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. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 7. 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. 8. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 10. At no time shall tree roots be ripped with construction equipment. Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the BP/GP PS locations called out in the Oak Tree Protection Plan. An inspection of the tree fencing shall be done by City staff or Arborist prior to issuance of building permits. All areas within the drip line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure, and reduce the effects of soil compaction. Mitigation Measure 4.e.3: An on-site meeting with the arborist, owner, and City BP/GP PS Staff, is required to determine home design and layout that increases the reservation of native trees. Mitigation Measure 4.e.4: A mandatory meeting between the arborist and BP/GP PS grading/trenching contractor shall take place prior to work start. This activity shall be monitored by the arborists to insure proper root pruning is taking place. Any landscape architects and contractors involved shall not design any irrigation or other features within any drip line unless previously approved by the project arborists. Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native BP/GP PS trees, to the extent feasible. If roads exist between two trees, the utilities shall be routed down the middle of the road or completely hand dug. All trenches in these areas shall be exposed by air spade or hand dug with utilities routed under/over the roots. Mitigation Measure 4.e.6: Soils within the drip line that have been compacted by BP/GP PS heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include adding specialized soil conditioners, water jetting, adding organic matter, and boring small holes with an Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Finallnspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. Mitigation Measure 4.e.7: Grading shall not encroach within the drip line unless BP / GP PS approved by the project arborist. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. Mitigation Measure 4.e.8: Any exposed roots shall be re-covered the same day BP/GP PS they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re -buried. Mitigation Measure 4.e.9: Paving within the drop line consists of placing base BP / GP PS material on existing grade. Any grade lowering removes important surface roots. Pavers can be used with limitations. The base material must be above natural grade and the curbing to retain the pavers shall not be trenched any deeper than six inches into the natural grade. Mitigation Measure 4.e.10: No liquid or solid construction waste shall be dumped BP/GP PS on the ground within the drop line of any native tree. The drip line areas are not for storage of materials either. Any violations shall be remedied through proper cleanup approved by the project arborist at the expense of the owner Mitigation Measure 4.e.11: All native tree pruning shall be completed by a BP/GP PS licensed and insured D49 tree trimming contractor that has a valid city business license. Mitigation Measure 4.e.13: Upon project completion and prior to final occupancy FO PS 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, the construction -related tree protection measures are no longer required for tree protection, and suggest additional fertilization, insecticide, fungicide, soil amendments, and mycorrhiza applications that will benefit tree health Mitigation 5.d.1: In the event that human remains are discovered on the BP/GP PS property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653-4082 within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present during the excavation of any remains. Mitigation Measure 6.b.1: The grading permit application plans shall include BP/GP CE 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. Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro seeded with an BP / GP CE appropriate erosion control method (erosion control blanket, hydro -mulch, or straw mulch appropriately anchored) immediately after completion of earthwork. All disturbed slopes shall have appropriate erosion control methods in place. The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. Conditions of Approval Timing Responsibility PLN 2015-1563 / TR 3147 / AMND 19-0118 /Monitoring 10075 / 10085 Atascadero Avenue PS: Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney Mitigation Measure 6.b.3: The contractor will be responsible for the clean-up of BP/GP CE any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be placed prior to commencement of grading activities. This device shall be approved by the City Engineer. Mitigation Measure 6.c.1: Import soils used to raise site grade should be equal to BP / GP CE or better than on-site soils in strength, expansion, and compressibility characteristics Mitigation Measure 6.c.2: Post-construction care should include long-term BP/GP CE drought tolerant landscaping and irrigation solutions that do not allow for frequent changes in soil moisture content or irregular application of water around the perimeter of the structures Mitigation Measure 6.c.3: Unstable soils during grading to excessive subsurface BP / GP CE moisture should be corrected by including aeration or the use of gravels and/or eotextiles as stabilizing measures Mitigation Measure 8.h.1: Construction will comply with section the California BP/GP BS 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 deemed appropriate by the fire marshal and chief building official. Mitigation Measure 12.d.1: All construction activities shall comply with the City of BP/GP BS Atascadero Noise Ordinance for weekday and weekend hours of operation of equipment (between 7 am and 9pm). Mitigation Measure 16.a.b.1: Payment of Circulation System Fee (TIF) shall be BP PS made prior to the issuance of building permits for all residential and non- residential uses. Those traffic impact fees shall be collected consistent with California Government Code Section 66498.5. Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the BP PS Community Development Department for review and approval. Landscaping must consist of drought tolerant species, utilize drip irrigation, and follow state drought tolerant landscaping standards. End Conditions EXHIBIT B: Vesting Tentative Subdivision Map Tract 3147 M%TANYP VFSrm.- rpAc r mA.- 3147 r P OpvStd 'OT 2 wxmj. rowm, I. AC, / U.443 S.V MM W AC. / 44,516 SJ, IV FROPOSE0 10Y I 1.23 AC. / 55.479 " GKSS PROPOSED ;OT 6 24 Ar, / %$* V. W% ,01 AC, i 43,151 SE. OKI • PROPOSED LOT 4 PROPOSED ',-OT 3 191 #4 41.7* V 191 .0- AC. oms 9.1, cam I,',' AC., 44.1';9 V WI Y, EC • PROPOSED LOT 4 191 #4 41.7* V 191 AC w!,s I,',' AC., 44.1';9 V WI Y, EXHIBIT C: Preliminary Grading Plan -Tract 3147 PLN 2015-1563 / TTM 2015-0108 / TRP 2015-0188 / AMND 19-0118 11"t"111 IJP TRACT 3147 PREL/M/NARY GRAD/NG PLAN 1111 t i t o _ : GRADINr, AND DRAINAGE PLAN w vx 3A7ol `E f ( ` I:ASC.YJHvtSAVFhC�E i i(gl. ; D� � kiASfi(UFftG fe. f:V� ��I�#�� �� ' NWALfi'nFMiMHCtiINrfCFItIWY A }% !'U9ol7i MSOROwEt. :.�SJIN YY[{aa N4y11TdC1iU EXHIBIT D: Utility Plan - Tract 3147 PLN 2015-1563 / TTM 2015-0108 / TRP 2015-0188 1 AIVIND 19-0118 N jxj q-, I$pTRACT 3147 'PE/ IMINARY GRADING PLAN p. i! 4 4srHurruku gMt , UIXITYPLAN AICaUEROZ ROWRO LN6A%tRffiW GROUP EXHIBIT E: Building Envelopes Exhibit - Tract 3147 PLN 2015-1563 / TTM 2015-0108 / TRP 2015-0188 / AMND 19-0118 til i " ti`�;;x TRACT 3147 Ri LIPoO/NAR4 GRADING PLAN 6. EXFttBifiA-BUILDING ENVELOPE • „ f§j t! sraucrurw „ila WL DFS*.V f A $ $&isat49"`� 8 Anurna•�+aawnuk g s1a11 fM CA 1.Y1 f ^•}¢p5. s � !t(kliEFfO (1`WWXN:t�tt+i4 Qf$NiY RPE PO&�e4 pAd0 �+OSi.Es.�4Jf(Y J+kMF r;.q SAFdeq EXHIBIT F: Tree Mitigation Chart PLN 2015-1563 / TTM 2015-0108 / TRP 2015-0188 / AMND 19-0118 Evergreen Native Trees finchesl dL-h notes 1 5 -inches Live Oak 2 3 4 5 6 Total 5 -inches Mitigation Retptirer nt req'dtree replacements: 2 five gal trees Proposed Replanting 0 five gal trees 0 box trees (24") Deciduous Native Trees Amchesl dt,h notes 1 7-inches.Blue Oak 2 3 4 5 6 Total 7 -inches req'd tree replacements Proposed Replanting Totals 12 -inches 5 five gal trees I 6 five gal trees 0 five gal trees 0 five gal trete Remaining Mitigation 2 five gal trees Remaining Mitigation 5 five gal trees 6 five gal trees Tree Fund Payment: $ 83.33 Tree Fund Payment: $ 233.33 ; 316.66 For Roadway Construction Only — Individual Lots will be calculated as building permits are received