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HomeMy WebLinkAboutResolution 2003-046 City of Atascadero Resolution No.2003-046 Page 2 of 16 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The proposed subdivision, as conditioned, is consistent with the proposed Specific Plan#1 (ZCH 2003-0041 /SP 2003-0001). 4. The site is physically suitable for the type of development proposed. 5. The site is physically suitable for the density of development proposed. 6. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 7. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 8. Covenants, Conditions and Restrictions (CC&R's) or equivalent shall be required that incorporate the Specific Plan conditions of approval to ensure that the site retains the proposed qualities (architecture, colors, materials, plan amenities, fencing, and landscaping) over time. 9. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Approval. The Atascadero City Council in a regular session assembled on September 23, 2003, resolves to approve Vesting Tentative Tract Map (TTM 2003-0027) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2003-0027 2. Exhibit B: Conditions of Approval/Mitigation Monitoring Program. City of Atascadero Resolution No.2003-046 Page 3 of 16 On motion by Council Member Luna, and seconded by Council Member O'Malley, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote: AYES: Council Members Luna, O'Malley, Pacas, Scalise and Mayor Clay NOES: None ABSTAIN: None ABSENT: None ADOPTED: September 23, 2003 CITY OF ATASCAD RO By: erry L.: lay, Sr., Mayor ATTEST: Marcia McClure Torgerson, C.M.C., jity Clerk APPROVED AS TO FORM: (Z4, C �/" Roy . Hanley, City Attor y City of Atascadero Resolution No.2003-046 Page 4 of 16 Exhibit A:Vesting Tentative Tract Map 2003-0027 (Sheet 1) 2 �2313�93I &3�SkA 3j3l";5I 5^�9 I �[ � Rei92'S�3 x'a�e ti.5�!?&�s�Ek ��' �/ju;•t.;,•: tY/° �' 't\ �I 0 pI r; c,als aaasafas 05 Yi P�5; w of �"• , trt �` �� �� e .,ii �r .fit,., � � };r�•TN%' � �• { y r r q;s� dy�f rl{falr. [l �,�fatfll��1 t11 /,f azs� f r 7, vv�. � :p r> j � "!' [ Y f rgaf �.�-/�fif{S�✓�r }y Z 64 /r A4 �i4 rte.' / ` 'k' \�1��/� 'sss^" 61°!18 /^ ,t•Y� `� r" \ ` tit t1��j' Ir 4£ m u � �,.: t a�„ 'r• 1. [ � 'i A7,,; \ S �\ .� 6��-r g�3�1,t•t s /y„c t� t � f�\fit,� � ,y 'k I § i (�RF R�t..< `a\;�`�m�/X �ai..,,y„• �hip. �~ r~b r� \t .\'\..'\ s��• ''�jl�f /,ir3"'X�' t,% mss', `sr~' ���\�,�� '`�3�` ° �� \ a i, \��� ",\ ti a�{,�.• '"' �" .. � r r,F � r':a���'t��'�,y� \� Y \�. �' �� . .� I� .` .. r'S fl•,rr. :t City of Atascadero Resolution No.2003-046 Page 5 of 16 Exhibit A:Vesting Tentative Tract Map 2003-0027 (Sheet 2) .... ... .......... ......... f99p ?..:.';' CDs +¢�� M1+�'�';- • � l�d E#�k S ° 4,EeZ;{ �';��-, a_a.33noo,. "`.ark-,, '•:r i`'�.„�... f �2�j t�Z MO !,I!1J. NO 1,81 Ir 119" +�yY y¢fry ��' x '{p..�93�39 x�f xle [1 .," f112.' 6 32 xggqq�SS3 ;f +I �fT ygys y�q�p.�¢{g}$�Cta�ti+�c: An.1°i € f F✓ �y�f� ✓u } ?A`c�.y� T�ff�`v'tis ,.,y'�Lf..� ✓. .;} .s.� .x''3..9, 3 yam, !' t^" ✓����' •• 'r' x:'.r '/'./ 'ON I t ,3 >✓ - fI �f /-0 /v A� 5Y} .y "lr���.' i__ �y�. 1 \.\ '��.��r r•/� > � s ..�.-i?g�."t-� r if.f tt +:�.:s' �t' %��. �• i �.'�,`y", �''! I�ff+� � ��11'�t'%:.��:+r�� �� �}� �./�,:.II hf+��l jf y r h•e 3:a r� -' 3 ' �'� t t s' �`�L �� w tet' •, t y y , � r%-___w. ? r 1�� t't,�%�i� t• �`x. II•� ,:7i�'Y ""c'1 � 7n'�G� f; +ri �` � •�'.:� "•, _✓ fi � — — ';� �is ti s k ; t i�3 j; i�,M1� „ ��`•'.-,!ir •.�i+.,�t �"3�.��.... SI4 a... � i t � iii` k"s�"( .::;J, � /,;_.�-,,.'�•^• i _- City of Atascadero Resolution No.2003-046 Page 6 of 16 Exhibit B:Conditions of Approval/Mitigation Monitoring Program Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program Monitoring Measure OP:Gra ft Permk PS Plaimg Services BP.BMi V Permit BS:Bt"V Services The Woodlands Specific Plan SIP:Subdivision FD:Fre Depa ftnent Improvement Plans PD:Poke Depatimk Vesting Tentative Tract Map FRFinal Map CE:CityEngww TO:Temporay Occupancy WW:Wastewater TTM 2003-0027 Fl:Final inspection CA aty Attorney FO:Final Occupa" AMC Water Comp. Planning Services 1. The approval of this Tentative Parcel Map shall not become FM PS final and effective following approval of Zone Change 2003- 0062 and ZCH 2003-0041. 2. Approval of this Tentative Parcel Map shall be valid for two FM PS years after its 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. 3. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Tract Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision subject FM PS to the review and approval of the City Engineer, City Attorney and the Community Development Director. The CC&R's shall also state that all exterior colors, exterior materials, yard fencing and site landscaping shall be consistent with the overall Specific Plan. 6. The granting of this entitlement shall apply to the property On going PS located at Halcon Road (APN 045-311-001, 045401-015, 045-401-016, 045-411-001, 045-412-001) regardless of owner. 7. The Final Map shall be drawn in substantial conformance with FM PS the approved 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.The subdivider shall defend, indemnify,and hold harmless the FM PS City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city,or any of its entities,concerning the subdivision. City of Atascadero Resolution No.2003-046 Page 7 of 16 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:GrAV Permit M.Planning Services Sainfices The Woodlands Specific Plan �.� FD:Fn.�D gepartmenl Irrprwement Plane PD:Poke Department Vesting Tentative Tract Map FRFinal Map �c tri T0:Temporary Occupancy TTM 2003-0027 Fl:Final inspection CA:r]tyaHarrey FO:Final Occupancy N WC:Water Cornp• 9.All subsequent Tentative Tract Map and construction permits FM PS,CE shall be consistent with the Specific Plan contained herein. 10.The proposal to construct a non-potable water line that would PS replace the potable water currently being used for irrigation at Paloma Creek Park and for irrigation on the project site shall be deleted from the Specific Plan and maps. 11.All site work,grading and site improvements shall be BP PS,BS,CE consistent with the Specific Plan as shown in the site amenities plan(Exhibit D)and tentative tract map. 12. A final landscape and irrigation plan and native tree BP PS,BS replanting plan shall be approved as part of the subdivision tract site improvement plan consistent with the site amenities plan(Exhibit D). 13. Affordable residential units shall be reserved as deed FM PS,CE restricted affordable units for a 30-year period as identified in Specific Plan Appendix F. Affordable unit phasing schedule shall be approved by the City Council. 14. Workforce Housing FM PS,CE In the SFR-1, SFR-2,and MFR districts: Prior to recordation of final map,the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: ■ The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60-days. During this time period offers may only be accepted from Atascadero residents or workers; • The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; ■ The Atascadero resident or worker restriction shall apply to the initial sale only; and ■ The applicant shall identify which units will be reserved. The City Attorney shall approve the final form of the agreement. City of Atascadero Resolution No.2003-046 Page 8 of 16 Conditions al Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program Monitoring Measure GP:Grading Permit PS Planing Services BP.BuHdhg Permit BS:Butdrg Services 7 he Wood/ands Specfflc Plan SIP:subdslon FD:Fre Department Improvement Plans PD:Poke DWnlnrert Vesting Tentative Tract Map FM:FinalMap CE:City Engineer M..Temporary Occupancy M:Wastevater TTM 2003-0027 Fl:Final inspection C4 City storey FO:Anal Occupancy AMM:Water Comp. 15. Project Road Maintenance and Emergency Services FM PS,CE Funding: (Referenced from Mitigation Measure 14) 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 streets, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. b) All Atascadero Police Department service costs to the project. • c) All Atascadero Fire Department service costs to the project. 16. Project Landscape Maintenance Requirement: (Referenced FM PS,CE from Mitigation Measure 14) The following landscape maintenance items shall be 100% funded by the project in perpetuity. An engineer's report quantifying the maintenance costs shall be prepared. The service and maintenance cost may be funded through an assessment district, benefit assessment district, landscaping and lighting district, or other funding mechanism established by the developer to fund short and long term maintenance. The funding mechanism must be in place prior to or concurrently with acceptance of any final maps. The funding mechanism must 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 parks,trails, recreational facilities and like facilities. b)All open space and native tree preservation areas. c) All drainage facilities and detention basins. d) All common landscaping areas, street trees, medians, City of Atascadero Resolution No.2003-046 Page 9 of 16 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:Graft Pam* PS:Planning Services Bdft The Woodlands Specific Plan BP:P : n FD Services Bukling improvement Plane PD:Police Department Vesting Tentative Tract Map FM:Final Map CE:city Enp per TO:Tempaay Ocagancy lift.Wastewater TTM 2003-0027 FI:Final inspection CA*City Alt-W F0:Final Owipancy *NC MarCanp. parkway planters, manufacture slopes outside private yards, and other similar facilities. Fire Marshal 17. Plans and tract map shall identify existing and proposed FM BS fire hydrants. 18. Applicant shall provide a letter from the Atascadero FM BS Mutual Water Company stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 19. Note approved address signage is to be provided. FM BS 20. Note on plans that fire lanes shall be delineated in FM BS certain areas to restrict parking as required by the Fire Authority. City Engineer Standard Conditions 21. If the applicant bonds for the public improvements FM CE required as a condition of this map,the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 22. An engineer's estimate of probable cost shall be FM CE submitted for review and approval by the City Engineer to determine the amount of the bond. 23. The Subdivision Improvement Agreement shall record FM CE concurrently with the Final Map. 23.The applicant shall enter into a Plan Check/Inspection FM CE agreement with the City. 24. A six (6)foot Public Utility Easement(PUE)shall be FM CE provided contiguous to the property frontage. 25. The applicant shall acquire title interest in any off-site FM CE land that may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. If, after all reasonable attempts and diligent efforts,the Applicant is still unable to gain a landowner's consent to any required acquisitions, offers of dedication, easements, rights of way and/or rights of entry, the City shall lend the Power of Eminent Domain, or take other action, as a final solution. 26. Slope easements shall be obtained by the applicant as FM CE needed to accommodate cut or fill slopes. 27. Drainage easements shall be obtained by the applicant FM CE as needed to accommodate both public and private City of Atascadero Resolution No.2003-046 Page 10 of 16 Conditions of Approval/ Timing Responsibiiity Mitigation Mitigation Monitoring Program (Monitoring Measure GRGradingPermit PS:Planring Services The Woodlands Specltic Plan SI� FD:�DDeep Services Imprarement Plays PD:Police Depatmert Vesting Tentative Tract Map FMRWMap CE:CityEnpmer W Teff" ay y 0-vwxy MMadeviater TTM 2003-0027 Fl:FM kq*d , CA,QtyM-W M.Farl Ooc"xl ADAWC:WaterComp. drainage facilities. 28. A preliminary subdivision guarantee shall be submitted FM CE for review in conjunction with the processing of the tract map. 29. The final map shall be signed by the City Engineer prior FM CE to the map being placed on the agenda for City Council acceptance. 30. Prior to recording the tract map, the applicant shall pay FM CE all outstanding plan check/inspection fees. 31. Prior to recording the map, the applicant shall bond for FM CE or complete all improvements required by these conditions of approval. 32. Prior to recording the tract map,the applicant shall bond FM CE for or set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map; that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 33. Prior to recording the tract map, the applicant shall FM CE submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 34. All existing and proposed utility, pipeline, open space, FM CE or other easements are to be shown on the final/parcel map. If there are building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the final/parcel map. 35. Prior to recording the parcel map, the applicant shall FM CE have the map reviewed by all applicable public and private utility companies(cable,telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 36. Prior to the issuance of building permits the applicant FM CE shall submit plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. City Engineer Site Specific Conditions City of Atascadero Resolution No.2003-046 Page it of 16 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program Monitoring Measure GP:Gradin Permit PS:Planning Services BP:EMIding Permit BS:Butting Services The Woodlands Specific Plan SIP.Subdivision FD:Fre Department Inprmvement Plans PD:Police Depadment Vesting Tentative Tract Map o TFinal Map CE:ayocaparcy weEngineer stewater TTM 2003-0027 FI:Final nspealon CA City Ataney F0:Final Omparcy AMM Water CarM. Drainage: FM CE 37. Submit calculations to support the design of any structures or pipes. Closed conduits shall be designed to convey the 10-year flow with gravity flow, the 25-year flow with head, and provide safe conveyance for the 100-year overflow. 38. Provide for the detention and metering out of developed FM CE storm runoff so that it is equal to or less than undeveloped storm runoff. 39. Drainage basins shall be designed to desilt, detain and FM CE meter storm flows as well as release them to natural runoff locations. 40. The drainage basins shall be landscaped with native FM CE plantings. 41. A mechanism for funding the maintenance of the storm FM CE drain facilities shall be provided. 42. Show the method of dispersal at all pipe outlets. Include FM CE specifications for size&type. 43. Show method of conduct to approved off-site drainage FM CE facilities. 44. Concentrated drainage from off-site areas shall be FM CE conveyed across the project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement cannot be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. 45. Applicant shall submit erosion control plans and a Storm FM CE Water Pollution Prevention Plan (SWPPP). The Regional Water Quality Control Board shall approve the SWPPP. General., 46. Prior to final map recordation, the applicant shall FM CE provide a detailed cost analysis and breakdown of all maintenance required and the amount to be billed to each property annually. The analysis shall include scheduled maintenance including slurry seals, overlays, etc. The analysis shall include administrative fees. 47. Prior to final map recordation, CC&R's shall be recorded FM CE for the SFR-3 district, including appearance review. 48. The applicant shall enter a Subdivision Improvement FM CE Agreement with the City of Atascadero prior to recording the final map, Traffic Mitigation: 49. The following off-site traffic mitigations shall be the FM,GP,BP CE responsibility of the project: City of Atascadero Resolution No.2003-046 Page 12 of 16 Conditions of Approval/ Timing Resporrslbility Mitigation Mitigation Monitoring Program /Monitoring Measure GR Oracrng Permit Ps Plan"Services � �it FD Buililiniii nThe Woodlands Spec/ft Plan :Subdivision Improvement Plans PD:Ponce Depatment Vesting Tentative Tract Map FM:Final Map �witE TO:Temporary Ocaparwy TTM 2003-0027 Fl:Anal irepediar C.4:City Attemey rQ Fnal OccWa cy AMVX:Water comp. A. Santa Barbara Road/EI Camino Real: Install Traffic Signal/ Widen Intersection This is required to be installed prior to occupancy of the first unit. The design and construction costs for the signal, widening, and any and all other improvements to this intersection and surrounding area, will be counted as credit toward the Traffic Impact Fee. B. Viejo Camino/EI Camino Real: Install Traffic Signal The City Engineer is requiring this improvement. This is a "T" intersection and the left turn movement off of Via Camino is a low volume movement. This improvement was not identified as a need improvement in the City of Atascadero Circulation Element. Applicant shall only be responsible for the project's eighteen point four percent (18.4%) fair share of the estimated cost of this work as indicated by the Traffic Study. C. Halcon RoadNia Camino: dedicated westbound right and left turn lanes This is required to be installed prior to the occupancy of the first unit. The improvement is the sole responsibility of this development. D. Santa Barbara Road/US 101 Interchange The study found that the following improvements are required for the interchange. Also listed is the percent"fair share"that this project is responsible for the improvement. ■ Santa Barbara Road/US 101 SB Ramps: Install Traffic Signal(25.8%) ■ Santa Barbara Road/US 101 NB Ramps: Install Traffic Signal(27.5%) ■ Santa Barbara Road/San Antonio Road: Install Traffic Signal(26.2%) E. Provide 3-way stop at Halcon Road/Project Entrance F. These interchange improvements that are not identified as needed improvements in the City of Atascadero Circulation Element and the Growth Mitigation Program. Therefore, the growth mitigation fee does not cover the improvements. The developer is required to submit engineers estimate for the cost of construction of the improvements. The developer shall pay the percent "fair share" of the City of Atascadero Resolution No.2003-046 Page 13 of 16 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP.Q'Ag Permit M.Planning Senates Sendess The Woodlands Specific Plan SI u�aanm� FD:�Dep Improvement Plan PD:Poke Department Vesting Tentative Tract Map FM:Final Map CE:City Enpw TO:Temporary OCCr PER M:wadorAff TTM 2003-0027 Fl:Final inspection cn City Aft«ny F0:Final Oaupanq PMW:Water Comp. engineer's estimates. These funds will be placed in an account for the Santa Barbara Interchange and the Viejo Camino/EI Camino Real intersection. The developer may pay the amount incrementally with each building permit. Public Improvements City of Atascadero Resolution No.2003-046 Page 14 of 16 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP:QAV Pemxt PS Plarsig Services SP.DMVThe Woodlands Specific Plan � D F e� Improvement Plans PD:Police Department Vesting Tentative Tract Map FIA,Final Map CE:CityEnpineer T0:Temporary Ow4nmy WW:Wastemater TTM 200"027 FI:Final inspectien Gk,Cly Attorney F0:Final O=rancy AMWC:Water Comp. 50. The route for the project entrance down Halcon Road, FM,GP,BP CE south bound on Via Camino to Santa Barbara Road, west bound on Santa Barbara Road to EI Camino Real shall be improved as follows: • Widen, stripe and improve the route to Engineering Standard 403 Type A"Rural Collector". • Repair and overlay the road surface with a minimum of two inch of asphalt surface. • Existing AC paving and base sections may remain in place except for isolated, specific, localized repairs. 51. All public improvements shall be constructed in GP,BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 52. The intersection of EI Camino Real and Santa Barbara GP,BP CE shall be fully improved to include a traffic signal. This work shall be 100%Traffic Impact Fee credit eligible. 53. Pedestrian facilities shall be constructed to connect the GP,BP CE project to Paloma Park. This shall include a safe pedestrian crossing, a paved path and pedestrian bridge across Paloma Creek. 54. A Class II bike path shall be installed to connect the GP,BP CE project to EI Camino Real. The bike path may consist of a Class I bike path through Paloma Park. 55. A mechanism to provide for the funding of maintenance FM CE for lighting, street improvements, special paving surfaces, sewer, storm drain, common area landscape, opens ace, and hardscape shall be provided. 56. Pedestrian sidewalk shall be consistent with Specific FM,GP,BP CE Plan and Tentative Tract Map: none on the SFR-3 rural- local streets, one side only and attached on the SFRA & SFR-2 local streets, and one side only and detached on the on-site collector street. 57. All on-site collectors shall be improved to City Standards and shall include standard curb and gutter. The minor arterial street Halcon Road shall be improved to a 403 Type A (no curb and gutter) from the on-site collectorto Viejo Camino. 58. All on-site residential streets shall be improved FM,GP,BP CE consistent with the Specific Plan and Tentative Tract Map: rolled curb and gutter for the rural-local and local streets, and standard (square) curb and gutter on the collector. Wastewater 59. No sewer system currently exists in proposed project GP,BP CE area. Should Atascadero Woodlands be the first development to require connection to the new sewer system mainline extension, the developer of the City of Atascadero Resolution No. 2003-046 Page 15 of 16 Conditions of Approval/ Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Memo e GP:Grating Permit PS:Planning Services BP:Building Permit BS:Braiding Services The Woodlands Specific Plan SIP:SubdMsion FD:Fie Department Improvement Plana PD:Police Department Vesting Tentative Tract Map FMFinal Map CE:City Enginser TTM 2003-0027 T0:Temporary Occupancy WW:Wastewater FI:Final inspection C0.City Attorney F0:Final Occupancy AMWC:Water Comp. Woodlands will be responsible for the financing and construction of the mainline from the treatment plant to the Woodland's point of connection. 60. The mainline shall be built with sufficient capacity to GP,BP CE accommodate the flow from City Wastewater Pumping Station#12, development within the Paloma Creek Sanitary Sewer Service Basin boardered by State Highway 101 to the west,the Southern Pacific Railroad to the east, Santa Barbara Road to the south and San Diego Way, Viejo Camino and Halcon Road to the North West plus enough reserve capacity for anticipated future development. 61. The City, upon diverting flow from Wastewater Pumping GP,BP CE Station#12 and landowners within the Paloma Creek Sanitary Sewer Service that are allowed to or required to connect to this extension within fifteen (15)years, shall be responsible for reimbursing the Woodlands developer proportionate to their rate of use.The City's reimbursement total shall be adjusted by the amount the Wastewater Fund has previously expended on the Paloma Creek sanitary sewer service basin project and may be in the form of Wastewater Fee Credits. 62. A mechanism must be provided to fund the GP,BP CE maintenance of all sewer mains throughout the project area. The developer shall establish a benefit maintenance assessment district, or similar funding mechanism, approved by the City, to provide sufficient funds, on an annual basis, to pay for the City's maintenance activities on the sewer mainline and related facilities within the project area. The administration of the above mentioned funds and the coordination and performance of maintenance activities shall be by the City. 63. thru 67. Residences that cannot be served by a GP,BP CE conventional gravity sewer shall be served by a Low Pressure Sewer (LPS). LPS Wastewater shall be collected and stored in individual storage tanks at each residence then pumped via an individual grinder pump into a pressure main network. Each homeowner will own and be responsible for maintaining their wastewater collection and pumping system to the pressure main. Atascadero Mutual Water Company 64.. The applicant shall submit plans to AMWC for the water FM,GP,BP CE distribution facilities needed to serve the subdivision. AMWC shall review and approve the plans before recordation of the final map. All new water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross-connection devices City of Atascadero Resolution No.2003-046 Page 16 of 16 Conditions al Approval/ Timms Responsibility Mitigation Mitigation Monitoring Program /Monitoring Mensu rs Op;Graft Perml PS Planning Services BP:amv pennit BS:Building Services 7 he Woodlands Specif/c Plan SIP.SubdM" FD:Fie Department Improvement Plana PD:police Departmert Vesting Tentative Tract Map FM:Final Map CECity Enghw stemaller TTM 2003-0027 F°Rnai ineppeect;o Occupancy A,iiy nnerney F0:Final Occupancy AMIAID.WaterCornp. shall conform to AWWA and California Department of Health Services standards. 65. Before recordation of the final map, the applicant FM CE shall grant AMWC the water rights and related easements needed to complete annexation of the property into the AMWC service area. The grant of water rights and related easements is required before AMWC can provide water service to the property. 66. Before the start of construction, the applicant shall GP CE pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter into a "deferred connection" agreement. 67. Before issuance of building permits, the applicant FM,GP CE shall obtain a "Will Serve" letter from AMWC for the newly created lots. 68. The applicant shall provide easements to AMWC on FM CE the 3.5-acre service commercial(SC)parcel for future development of water wells and a treatment building. The applicant and AMWC shall mutually agree upon the location of the easements. The applicant shall not unreasonably withhold its approval of the well and treatment building sites chosen by AMWC. The applicant shall enter an agreement with AMWC that allows for exploratory borings by AMWC to determine the viability of a community well site on the SC parcel. AMWC may waive the requirement to provide easements for water wells and a treatment building if, in the opinion of AMWC,there are no viable community well sites on the SC parcel 69. The water system improvements required to serve the FM,GP CE subdivision shall be laid out in a grid or looped pattern and shall connect to the existing AMWC system on Alondra and Halcon Roads 70. Landscaping for common areas shall be drought- GP,BP CE tolerant. The landscaping for common areas shall conform to the mitigation measures noted in Table II- 7, Hydrology and Water Quality, of the General Plan 2025. Use of turf grass in common area landscaping and in other areas shall be kept to a minimum 71. The applicant shall provide AMWC with reasonable FM CE on-site easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of- ways. AMWC shall review the form and content of the easements before recordation. Applicant shall not be responsible for any off-site easements required for water facilities.