DATE:  February 4, 2008

 

DRAFT DEVELOPER'S STATEMENT FOR

DeCicco Tract Map (SUB2005-00241)

The applicant agrees to incorporate the following measures into the project.  These measures become a part of the project description and therefore become a part of the record of action upon which the environmental determination is based.  All development activity must occur in strict compliance with the following mitigation measures.  These measures shall be perpetual and run with the land.  These measures are binding on all successors in interest of the subject property.

Note:   The items contained in the boxes labeled "Monitoring" describe the County procedures to be used to ensure compliance with the mitigation measures.

The following mitigation measures address impacts that may occur as a result of the development of the project:

Aesthetic Resources

  1. At the time of application for construction permits, the applicant shall submit plans and architectural elevations to the Department of Planning and Building for review and approval showing the following portions of the upper floor of the RMF-zoned section of the building along Orville Street stepped-back approximately 10 feet, or replaced with open decks:  the areas of each upper floor unit designated as Bed 3 and Bath 3 on the project plans dated August 2007.

 

  1. At the time of application for construction permits, the applicant shall submit plans and architectural elevations to the Department of Planning and Building for review and approval showing the following modifications to the plans dated August 2007:

a. Units 304 and 305 (the upper floor of the Commercial Retail-zoned portion of the building along Ocean Avenue) stepped-back a minimum of 10 feet from the plane of the floor below.

b. Eliminate the area corresponding to Bed 1 and Bath 1 of Unit 306 adjacent to the RMF-zoned part of the building.

c.  The kitchen area of Unit 306 shall be stepped back a minimum of 2 feet from the adjacent RMF-zoned part of the building. 

 

  1. At the time of application for construction permits, the applicant shall submit plans and architectural elevations to the Department of Planning and Building for review and approval showing California beach house-style architecture.  The building shall include gable roof forms with overhanging eaves, and other elements characteristic of this style, such as horizontal siding.

 

  1. At the time of application for construction permits, the applicant shall submit interior and exterior lighting plans to the Department of Planning and Building for review and approval consistent with the following:

a. The point source of all exterior lighting shall be shielded from off-site views.

b. All required security lights shall utilize motion detector activation.

c. Light trespass from exterior lights shall be minimized by directing light downward and utilizing cut-off fixtures or shields.

d. ILumination from exterior lights shall be the lowest level allowed by public safety standards.

e. Lumination spill-over from security lighting in the parking garages shall be minimized through selective luminaire placement, in conjunction with possible motion detectors, fixture design, lowest allowable foot-candle standards, and hours of operation.

f.    Any signage visible from off-site shall not be internally luminated.

 

  1. At the time of application for construction permits, the applicant shall submit plans and elevations plans to the Department of Planning and Building for review and approval consistent with the following conditions:

a. No highly reflective glazing or coatings shall be used on west and south facing windows.

b. No highly reflective exterior materials such as chrome, bright stainless steel or glossy tile shall be used on the south and west facing sides of the development where visible from off-site locations.

 

  1. At the time of application for construction permits, the applicant shall submit a utility plan to the Department of Planning and Building for review and approval.  The utility plan shall include the undergrounding of existing overhead utilities on-site and surrounding the project along the project frontages of Ocean Avenue, Old Creek Road and Orville Street, unless PG&E provides written documentation that such undergrounding is infeasible due to high voltage or other technical reasons.

 

Air Quality

  1. Prior to issuance of construction permits, the applicant shall submit to the Air Pollution Control District a geologic evaluation of naturally occurring asbestos on the project site.  If naturally occurring asbestos is present onsite, the applicant shall comply with all requirements outlined in the Asbestos Airborne Toxic Control Measures (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations.  These requirements may include, but are not limited to: 1) an Asbestos Dust Mitigation Plan that shall be approved by the APCD prior to construction, and 2) an Asbestos Health and Safety Program.  If the applicant has any questions regarding these requirements, they shall contact Ms. Karen Brooks, APCD at 781-5912.

 

  1. During construction/ground disturbing activities, the applicant shall implement the following particulate (dust) control measures:

 

a.   Reduce the amount of 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 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 shall be completed as soon as possible and building pads shall be laid as soon as possible after grading unless seeding or soil binders are used;


Cultural Resources

  1. Prior to issuance of construction permits, the applicant shall submit a monitoring plan prepared by a subsurface qualified archaeologist, for the review and approval of the Environmental Coordinator.  The monitoring plan shall include:

 

a.      List of personnel involved in the monitoring activities;

b.      Description of how the monitoring shall occur;

c.      Description of frequency of monitoring (e.g. full-time, part time, spot checking);

d.      Description of what resources are expected to be encountered;

e.       Description of circumstances that would result in the halting of work at the project site (e.g. What is considered “significant” archaeological resources?);

f.        Description of procedures for halting work on the site and notification procedures;

g.      Description of monitoring reporting procedures.

 

  1. During all ground disturbing construction activities, the applicant shall retain a qualified archaeologist, approved by the Environmental Coordinator, to monitor all earth disturbing activities, per the approved monitoring plan.  If any significant archaeological resources or human remains are found during monitoring, work shall stop within the immediate vicinity (precise area to be determined by the archaeologist in the field) of the resource until such time as the resource can be evaluated by an archaeologist and any other appropriate individuals.  The applicant shall implement the mitigations as required by the Environmental Coordinator.

 

  1. Upon completion of all monitoring/mitigation activities, and prior to occupancy or final inspection, whichever occurs first, the consulting archaeologist shall submit a report to the Environmental Coordinator summarizing all monitoring/mitigation activities and confirming that all recommended mitigation measures have been met.

 

Geology and Soils

  1. Prior to issuance of construction permits, the applicant shall submit a Drainage plan to be reviewed by the Department of Public Works.  The plan shall show that no subsurface water shall be discharged into the surface storm water system.
  2. Prior to and during construction the applicant shall implement the recommendations of the geotechnical report (GSI, 2006).  Measures to be taken include excavating native materials, importation of non-expansive fill materials, and diverting drainage away from the foundation, among others.  Implementation of these measures shall be verified by the Department of Planning and Building.

 

Hazards and Hazardous Materials

  1. Prior to occupancy of the structures, the applicant shall provide verification from the Cayucos Fire Protection District that the measures identified in the August 31, 2006 letter have been complied with.  These measures include installing additional fire hydrants, and having the project reviewed by a registered Fire Protection Engineer.

Noise

  1. Prior to occupancy of the hotel units, the applicant shall designate a local property manager.  The local property manager shall be available 24 hours a day to respond to tenant and neighborhood questions or concerns.  If the property owner lives within the Cayucos Urban Area as defined in the County General Plan, the owner may designate himself or herself as the local contact person.

 

16. The name, address and telephone number(s) of the local contact person shall be submitted to the Department of Planning and Building, the local Sheriff Substation, the main county Sheriff’s Office, and the local fire agency, and shall be supplied to the property owners within a 300-foot radius.  The name, address and telephone number(s) of the local contact person shall be permanently posted on the premises in prominent locations.  Any change in the local contact person’s address or telephone number shall be promptly furnished to the agencies and neighboring property owners as specified in this condition.

 

Transportation

17. Prior to issuance of construction permits, the applicant shall pay applicable regional transit in-lieu fees to the Regional Transit Authority.

Water

18. Prior to issuance of construction permits, the applicant shall submit a sedimentation and erosion control plan for review and approval by the Department of Planning and Building.

 

  1. The hotel component of the proposed project shall not be converted to any other or more intensive use, including timeshare estates or residential condominiums, without approval of a discretionary land use permit (Minor Use Permit, at minimum, dependent on request), accompanied by approval of a land division, as required.

 

 

Monitoring:  Compliance will be verified by the Department of Planning and Building, in consultation with the Environmental Coordinator.

 

The applicant understands that any changes made to the project description subsequent to this environmental determination must be reviewed by the Environmental Coordinator and may require a new environmental determination for the project.  By signing this agreement, the owner(s) agrees to and accepts the incorporation of the above measures into the proposed project description.

 

 

                                                                                                                                                            

Signature of Owner(s)                                                                                    Date

 

 

 

                                                                                                      

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