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HomeMy WebLinkAboutPC Resolution 2012-0021A EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program Planned Development_26 /CUP 2005-0157/ZCH 2005-0101/TTM 2005-0067 Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Planning Services 1. The approval of this zone change and use permit shall become final and effective 30-days following City Council approval. FM PS 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 ZCH 2005-0099 and ZCH 2005-0101 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. FM PS 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. Any other changes to the Master Plan of Development shall be subject to City Council approval. Any associated Tentative Maps unless shall be subject to Planning Commission approval. BP / FM PS, CE 4. Approval of this Conditional Use Permit shall be valid for twelve (12) months twenty-four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. BP / FM PS 5. 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 Ongoing PS 6. All subsequent Tentative Map, Subdivision Improvement Plans and construction permits shall be consistent with the Master Plan of Development contained herein, as amended. BP / FM PS, CE 7. All exterior elevations, finish materials and colors shall be consistent with the Master Plan of Development as shown in EXHIBIT B, D, F and H, J, and M with the following modifications:  All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be durable, high quality, and consistent with the architectural appearance. BP PS Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure  Stucco siding shall be smooth troweled or light sand finish.  Roofs shall be architectural grade dimensional shingles. 8. All site development shall comply with the standards of the Planned Development 26 Overlay District. BP PS, BS 9. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBIT B and L.M, O, P and Q, with the following modifications:  Where feasible and as approved by the fire department, looped streets or portions thereof shall be designed as on-way streets. Street sections and widths shall be consistent with Exhibits P and Q. One-Way looped streets may be utilized as approved by the Fire Department and where designed in Exhibit Q.  Should the width of pavement decrease around the proposed neighborhood park, sidewalks shall be provided around the open space area.  The applicant shall work with staff to maximize pedestrian connections throughout the project with additional sidewalks where feasible, the inclusion of speed tables, and crosswalks.  The use of river-rock base or other similar material may be utilized on Plan B.  Project amenities such as signage, mailboxes, and other decorative features shall be approved by Staff and/or the Design Review Committee as directed by the Planning Director. BP/FM PS, BS, CE 10. All project fencing shall be installed consistent with EXHIBIT B, I and J subject to the following modifications:  Fencing material and treatment shall comply with the PD26 standards.  Final fence location shall be subject to staff approval with a detail drawing to be included as a part of the Subdivision Improvement Plan. GP/BP PS 11. Final Selection of colors and materials shall be subject to staff approval and consistent with the master plan of development Exhibits, D, F, H and J. Any deviations from these colors and materials shall be subject to Staff and/or DRC approval as determined by the Planning Director. GP/BP PS 12. A final landscape and irrigation plan shall be approved prior to the issuance of building permits as a part of the Subdivision Improvement Plan and included as part of site improvements plan consistent with EXHIBIT JX, and as follows: Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure  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 prior to the final of any single building permit on-site individual lot building permits and/or subdivision improvement plan.  Final tree list shall be submitted with building permits subdivision improvement plan, subject to staff approval.  Street and open space trees shall be minimum 15-gallon size and double staked.  Front yard areas shall be landscaped with drought tolerant species and be consistent with the City’s Water efficient landscape ordinance. All landscaping will be subject to staff approval.  Outdoor furniture shall be included in common open space areas and shown on the subdivision improvement plans and shall be maintained by the homeowners association, subject to staff approval.  Oak trees shall be incorporated in to the detention basin landscaping. 13. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas, consistent with EXHIBIT J. 14. Affordable Housing Requirement: The applicant shall deed restrict a minimum of 12 residential units for 30 years, prior to or concurrently with the final map. The income restrictions shall be as follows:  2 very-low income units  5 low-income units  5 moderate income units All units shall be distributed throughout the project, subject to staff approval. GP/BP PS, CA 15. Workforce Housing: Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve ½ 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; BP PS, CA Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure  The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 16. A Tree Protection Plan shall be submitted with subsequent building permits for encroachment within the drip line of native trees located on the subject parcel and any adjacent properties. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. GP/BP PS 17. An address marker to include address for all units shall be located at the public street access point. The address marker shall be compatible with the project architecture. GP/BP PS 18. 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. BP PS 19. All tract maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association 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 the responsibility of the Home Owners Association. a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. 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. BP PS Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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 20. Prior to final map recordation, the applicant shall submit CC&Rs for review and approval by the Community Development Department. The CC&R’s shall record with the Final Map and shall include the following: a) Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping in perpetuity. b) A detailed list of each individual homeowner’s responsibilities for maintenance of the individual units. c) Residents shall keep all trash receptacles within the unit’s designated trash storage area. d) Garages shall be maintained and used for vehicle parking. e) No boats, RV’s or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. f) 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. g) No parking shall be allowed on a driveway that is less 18-feet in length. BP PS, BS 21. Approval of this permit shall include the removal of 4 Native Trees, totaling 76 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 Planning Commission approval. BP PS, BS 22. The applicant shall work with staff to enhance the architecture of the rear elevations for the units facing El Camino Real Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 23. Driveway lengths for residential units shall be a minimum of 18-feet in length to meet on-site parking requirements. Driveways than cannot meet this standard shall be no longer than 10-feet in length to prevent driveway parking and additional parking shall be found on-site. BP PS, BS 24. A minimum of Eight (8) common area parking spots shall utilize porous paving, grasscrete or other pervious surface that are adjacent to the dripline of a native tree as approved by the City Engineer to accommodate parking as shown in Exhibit Q. Additional shared parking may utilize pervious surfaces to reduce stormwater runoff as approved by Planning Staff and City Engineer. BP PS, BS 25. Additional landscaping be utilized for the units when facing a public street to soften the appearance of a “blank” façade. This landscaping shall be approved by Staff as a part of the Subdivision Improvement Plan. BP PS, BS 26. Final Map shall be consistent with the lot line layout and common open spaces areas as amended by the Master Plan of Development. FM PS, BS 27. Entry Feature and signage shall be consistent with materials and colors as approved within the master plan of development. Entry feature shall be approved by Staff and will require a building permit. BP PS, BS 28. A deed notification shall be recorded as a part of the issuance of building permits notifying Lots 24,25 and 26 that adjacent single family residential has, by right, the ability to keep and raise farm animals, consistent with the City’s Municipal Code. Language shall be submitted for this deed notification and shall be approved by staff prior to recordation. BP PS City Engineer Conditions PROJECT SPECIFIC CONDITIONS Drainage: 29. Obtain approval by the City Engineer of the grading & drainage plan and the storm drain design & facilities. BP, GP CE 30. 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. BP, GP CE 31. Provide for the detention of the 50 year developed storm runoff, while metering out the 2 year undeveloped storm runoff. Metered runoff must follow existing drainage patterns. BP, GP CE 32. Show the method of dispersal at all pipe outlets. Include specifications for size & type. Drainage calculations must show where water flows offsite, and BP, GP CE Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure analyze downstream facilities to ensure adequate capacity. 33. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. BP, GP CE 34. Concentrated drainage from off-site areas shall be 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 can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. BP, GP CE Public Improvements and Maintenance: 35. The applicant shall work with the City Engineer to verify adequate sight distance at the project entry/exit. 36. The applicant must provide for the repair and maintenance of on-site shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. The two methods that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. The final form shall be acceptable to the City Engineer and City Attorney shall approve the final form prior to map recordation. FM CE 37. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. BP, GP CE 38. The grade lines and location of for all public improvements shown on the tentative map may be subject to change or adjustment by the City Engineer BP, GP CE 39. Construction plans shall include plan and profile of sanitary sewer, storm drain lines, and waterlines. BP, GP CE Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 40. Full frontage improvements are required with this development. These include curb, gutter, sidewalk and street pave out. Public Improvement plans shall be submitted detailing the design. Final alignment and configuration of El Camino Real shall be determined by the City Engineer. This may require reconfiguration of roadway to allow for parking, bicycle lanes, and / or turn lanes. BP, GP CE 41. All handicap ramps shall be constructed to current accessibility/ADA requirements. , including the use of truncated domes. BP, GP CE 42. Prior to issuance of building permits, the applicant shall submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. The owner shall develop a Stormwater Pollution Prevention Plan and comply with the latest Statewide Construction Stormwater Permit. A SWPPP shall be provided to the City prior to building permit issuance. BP, GP CE SANITARY SEWER CONDITIONS 43. The Public Works Department shall approve all wastewater facilities facility prior to construction. This includes pumps, gravity and force mains, cleanouts, manholes and connections. BP, GP CE 44. Applicant shall pay all applicable sewer extension (annexation) fees upon issuance of building permits. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. BP, GP CE 45. Gravity mains and other sewer facilities within the subdivision shall be privately owned and maintained. BP, GP CE 46. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP CE 47. Gravity mains onsite shall end in a manhole. BP, GP CE STANDARD CONDITIONS 48. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. BP, GP CE 49. In the event that the applicant is allowed to bond for the public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. FM CE 50. An engineer’s estimate of probable cost shall be submitted for review and approval by the City Engineer to determine the amount of the bond. FM CE Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 51. The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM CE 52. The applicant shall be responsible for the relocation and/or alteration of existing utilities. BP, GP CE 53. The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. BP, GP CE 54. The applicant shall monument all property corners as required by the Subdivision Map Act and for construction control. and Property Corners shall promptly replace them if disturbed. FM CE 55. The applicant shall acquire title interest in any off-site 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. FM CE 56. Slope easements shall be provided as needed to accommodate cut of fill slopes. FM CE 57. Drainage easements shall be provided as needed to accommodate both public and private drainage facilities. FM CE 58. The final map shall be signed by the City Engineer prior to the map being placed on the agenda for City Council acceptance. FM CE 59. Prior to recording the tract map, the applicant shall 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. FM CE 60. Prior to recording the tract map, the applicant shall 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. FM CE 61. Prior to recording the map, the applicant shall complete all improvements required by these conditions of approval or provide adequate bonds per the requirements of the Atascadero Municipal Code and Subdivision Map Act. FM CE 62. Prior to recording the tract map, the applicant shall 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 FM CE Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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 map. 63. Upon recording the final map, the applicant shall provide the City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. PDF format electronic copy on CD ROM or DVD ROM. FM CE 64. Prior to the final inspection of any public improvements, the applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. FM CE 65. Prior to the final inspection, the applicant shall submit a written certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. BP, GP CE 66. An encroachment permit shall be obtained prior to any work within City rights of way. BP, GP CE 67. Prior to the issuance of building permits the applicant shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. BP, GP CE Atascadero Mutual Water Company 68. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All 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 shall conform to AWWA and California Department of Health Services standards. 69. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a “deferred connection” agreement. 70. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for the newly created lots within the subdivision. 71. The applicant shall provide AMWC with 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. Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 72. The water mains required to serve the project shall be laid out in a grid or looped pattern and shall connect to the existing water mains system in El Camino Real at two points of connection. 73. The applicant shall provide AMWC with 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. 74. The applicant shall submit a hydraulic analysis to AWMC for the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code California Building Code and/or Fire Code and requirements of the California Waterworks Standards. 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 75. 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. 76. The applicant shall obtain a separate landscape-irrigation meter from AMWC for the common areas within the project. 77. Before construction of the water system improvements, AMWC shall review and approve the landscape plans for the common areas within the project. The landscape plan submittal shall incorporate the following  Plant list w/ Water Use Classification of Landscape Species (WUCOLS) rating specified. Preference shall be given to plants with very low (VL) and low (L) WUCOLS ratings.  Justification for use of plants with WUCOLS rating of M or greater.  Total landscaped area including hardscapes (patios, walks & decks) and planted areas and excluding sidewalks, driveways, streets or parking.  The size and shape of turf areas shall promote for efficient irrigation shall be no less than 8-feet wide. Turf type shall be warm-season grasses. Turf areas shall be kept to a minimum and shall be limited to functional areas only. A goal of the landscape design should be a total turf area of no more than 10% of the total landscaped area 78. Before construction of the water system improvements, AMWC shall review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following  Landscape irrigation meter location and size.  Backflow prevention device type, location, and manufacturer  Flow and precipitation rate for each circuit  Irrigation schedules including schedules for establishment period and post establishment period  Total anticipated water application per circuit per month for both schedules  Total landscape water application. Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure  Use drip irrigation where ever possible  A check valve shall be installed on the lowest head in each sprinkler circuit Atascadero Fire Department 79. Internal project roadway width and turning radius shall comply with City Ladder Truck turning radius standards. Subdivision Improvement Plans shall not be issued without department approval of the circulation system. GP,BP FD 80. “NO PARKING FIRE LANE” signs or red painted curbing shall be placed in required locations as determined and approved by the Fire Department. BP,FL FD 81. All fire hydrant locations must be approved by the Fire Marshal BP, FL FD Mitigation Measures Mitigation Measure 1.c.1: The project shall maintain a minimum 35-foot setback from the eastern property line. A mi9nimum 10-foot wide landscape buffer shall be installed by the developer prior to final and a deed restriction shall be recorded against parcel 24, 25, and 26 requiring continued maintenance of the landscape buffer. The buffer area shall include evergreen screen trees such as live oaks and/or cedars. BP PS 1.c.1 Mitigation Measure 1.d.1: All lighting 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 luminaire 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 in parking areas. Fixtures shall be shield cut-off type. BP PS 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 latest Air Quality Handbook.  Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operati ons, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. . If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all BP BS 3.b.1 Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects.  Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen(15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track-out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four (24) hours Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 3.b.1: Naturally Occurring Asbestos (NOA) has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects . BP PS 3.b.1 Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection fencing around the dripline, or as recommended by the project arborist, of each existing on-site or off-site native tree. BP PS 4.e.1 Mitigation Measure 4.e.2: Grading and excavation and grading work shall be 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 dripline of all trees. 5. 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. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. GP PS 4.e.2 Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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 a 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. GP PS 4.e.3 Mitigation Measure 5.b.1: Should any cultural resources be unearthed during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. GP, BP PS, BS Mitigation Measure 6.b: 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. (See section 8 of the is document). GP CE 6.b Conditions of Approval / Mitigation Monitoring Program The Village at Oakhaven ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. GP BS 6.c.d Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. BP CE 8.e.f Mitigation Measure 8.e.f.2: 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 work orders. BP BS,PS,CE 8.ef.2 Mitigation Measure 11.d: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation. Ongoing BS/PS 11.d Mitigation Measure 15.a.b.1: Full frontage improvements shall be required along El Camino Real. Internal project circulation shall be designed to enhance flow and minimize traffic conflicts by implementing traffic calming measures and utilizing one-way streets as appropriate and as approved by the Community Development Director. BP BS, PS 15.a.b.1 Mitigation Measure 15.c.1: The Contractor shall maintain one lane for traffic at all times. Traffic control shall be in accordance with the current Caltrans manual for traffic control and work area traffic control handbook. No street or lane closures shall be permitted unless previously arranged for and granted by the City Engineering Department. Ongoing BS, PS 15.c.1 EXHIBIT B: Master Plan of Development/Site Plan – 2012 Amendment EXHIBIT B: Master Plan of Development/Site Plan – 2012 Amendment EXHIBIT C: Floor Plan A – 2012 Amendment EXHIBIT C: Floor Plan A – 2012 Amendment EXHIBIT D: Floor Plan A Sections and Elevations – 2012 Amendment EXHIBIT D: Floor Plan A Sections and Elevations – 2012 Amendment See File for “Building Elevations” EXHIBIT E: Floor Plan B – 2012 Amendment EXHIBIT E: Floor Plan B – 2012 Amendment EXHIBIT F: Floor Plan B Sections and Elevations – 2012 Amendment EXHIBIT F: Floor Plan B Sections and Elevations – 2012 Amendment The use of river rock base is an additional option as approved by the Planning Commission. See File for “Building Elevations” EXHIBIT G: Floor Plan C – 2012 Amendment EXHIBIT G: Floor Plan C – 2012 Amendment EXHIBIT H: Floor Plan C Sections and Elevations – 2012 Amendment EXHIBIT H: Floor Plan C Sections and Elevations – 2012 Amendment See File for “Building Elevations” EXHIBIT I: Floor Plan D – 2012 Amendment EXHIBIT J: Floor Plan D Sections and Elevations – 2012 Amendment EXHIBIT I L: Project Site Sections and Entry – 2012 Amendment EXHIBIT I L: Project Site Sections and Entry – 2012 Amendment Project signage shall be consistent with residential materials and colors Landscaping to be consistent with approved landscaping plan EXHIBIT J M: Preliminary Landscape Plan – 2012 Amendment EXHIBIT J M: Preliminary Landscape Plan – 2012 Amendment EXHIBIT K N: Tree Protection Plan EXHIBIT L O: Grading, Drainage and Utility Plan Grading/Drainage/Utilities Shall be consistent with approved site plan layout in Exhibit B EXHIBIT L O: Grading, Drainage and Utility Plan Grading/Drainage/Utilities Shall be consistent with approved site plan layout in Exhibit B EXHIBIT P: Approved Street Sections EXHIBIT Q: Proposed Circulation Layout Proposed one-way street All streets to be two-way with exception of noted street Common area parking to utilize permeable surface