§ 22.24.300. South Atascadero Community Based Program.

A.

Purpose and Intent. This section implements the South Atascadero Community Based Voluntary Transfer of Development Credits Program established by the Land Use Element, by providing a procedure to allow the voluntary transfer of development credits from one parcel of land to another. Consistent with applicable Land Use Element goals, policies and programs, the objective of this section is to relocate development from environmentally sensitive land, land with agricultural capability or antiquated subdivisions, to more suitable areas. This program is voluntary, incentive-based, and market-driven between willing sellers and buyers. Landowners are not obligated to use this technique to request an amendment to the general plan or subdivide property in conformance with Chapter 22.22.

B.

Where allowed. The following standards apply only to properties in the Salinas River Planning Area, Residential Suburban ,South Atascadero Area as defined by Figure 24-1 with boundaries as follows: Atascadero City limits on the north, Highway 101 on the west, Santa Margarita Road on the south and all lots within the Atascadero Colony lying beyond the Southern Pacific railroad tracks on the east.

Figure 3-1: South Atascadero Area

C.

Applicable Standards.

1.

Sending Sites. Sending Sites shall comply with Sections 22.24.010 et seq.

2.

Receiving Sites. Receiving Sites shall comply with Sections 22.24.010 et seq. in addition to the following:

a.

Minimum Parcel Size. Proposed receiving sites shall be a minimum of four acres or greater in size. The minimum parcel size for lots created using the South Atascadero Community Based program shall be no less than two acres.

b.

Percolation Tests. A percolation test shall be submitted with the land division application. The percolation test shall be performed during the wet season between December and March.

c.

Groundwater monitoring. A Groundwater monitoring well shall be established on each proposed parcel. Monitoring shall be conducted from November to April. Groundwater levels shall be measured continuously using a piezometer to record the seasonal high level. The piezometer may be a float device that mechanically or electrically records the highest water level. The results of the monitoring shall be submitted with the land division application.

d.

Community water. The existing and proposed parcels shall be served by community water. A water will serve letter shall be submitted with the land division application.

e.

Riparian/Drainage setback. Future development on proposed parcels shall be setback a minimum of 50 feet from any natural drainage swales and from any riparian vegetation. For the purposes of this section, natural drainage swales are defined as any naturally occurring drainage areas.

f.

Drainage. Future development on proposed parcels shall use methods for minimizing run-off rates and volumes of storm water on-site to allow percolation to the underlying aquifer including, but are not limited to, the use of pervious paving materials, vegetated swales and other low impact development techniques and retention basins designed to allow percolation.

g.

Tree removal. Future development on proposed parcels shall avoid native vegetation removal. Where vegetation removal can not be avoided then removal shall be minimized. No removal of trees having a diameter of more than six inches at four feet above grade shall occur.

h.

Botanical Survey. A comprehensive botanical survey report shall be submitted with the land division application. The report shall be prepared by a County-approved consultant. The field survey shall comply with California Department of Fish and Game (CDFG) guidelines and be conducted during the flowering (blooming) period after rains have subsided. The report shall include survey findings, a map showing the location of any sensitive, special-status plant species, and recommended mitigation measures.

i.

Archaeology. Phase I Cultural Resources Survey be conducted by a County-approved consultant for any proposed receiver site that is located within 100 feet of the bank of a creek (appearing as a solid, dotted or dashed blue line on the applicable U.S. Geological survey 7.5 -minute topographic quadrangle map) or within 300 feet of a creek where the slopes of the site is less than 10 percent. The associated report shall be submitted with the land division application. If significant cultural resources are found during the survey, the report shall include recommendations for mitigation, which may include further study, site design modifications, and construction monitoring.

[Added 2007, Ord. 3131]