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HomeMy WebLinkAboutPC Resolution 2015-0015 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program CUP 2003-0117 / PLN 2014- 1519 Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Planning Services 1. The approval of this zone change and use permit shall become final and effective following City Council approval. FM PS LOC 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 2003-0070 and ZCH 2004-0083 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 LOC 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. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. BP / FM PS, CE LOC 4. Approval of this Conditional Use Permit shall be valid for 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 LOC 4a. All previous exhibits approved shall be superseded by the master plan of development approved by City Council on June X, 2015. On-Going PS LOC 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 LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 6. All subsequent Tentative Map and construction permits shall be consistent with the Master Plan of Development contained herein. BP / FM PS, CE LOC 7. All exterior elevations, finish materials and colors shall be consistent with the Master Plan of Development as shown in EXHIBIT D1, D2, E, and F 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.  Side and rear residential elevations shall match be consistent with the color, architectural detail, materials, window and door detail, roof eaves, trellis elements, balconettes, iron accents, and shutter accent elements of the proposed front elevations, as conditioned as show in the proposed master plan of development. Elevations shall be 4-sided and not contain blank walls or facades.  Decorative iron accents as shown on the proposed elevations shall be of architectural quality.  Residential garages shall incorporate side windows when facing the shared accessway or common areas be of architectural grade, subject to staff approval.  All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures;  The garage door styles and materials shall be architectural grade.  Any proposed exterior street, pedestrian, or building mounted light fixtures shall be of architectural grade and design and shall be compliment the architectural style, subject to staff approval.  Stucco siding shall be smooth troweled or similar. No machine finishes will be permitted.  Tile roofs materials shall be architectural grade with high definition shingles. BP PS LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 8. The proposed mixed-use buildings shall be consistent with Exhibit D1 of the approved master plan of development. Any proposed changes to the architectural character must be approved by the Design Review Committee or other mechanism deemed appropriate by the Planning Director. The El Camino Real commercial building shall be consistent with EXHIBIT B and D with the following modifications, subject to staff approval:  The ground floor entrances shall be expanded toward El Camino Real to provide a more retail and pedestrian oriented streetscape.  The side lobby entrance to the upper floor office uses shall be accentuated by incorporating a covered entrance and planted trellis features, consistent with the proposed architectural style. BP PS, BS LOC 9. The proposed car-wash shall be consistent with Exhibit D2 of the approved master plan of development. Any proposed changes to the architectural character must be approved by the Design Review Committee or other mechanism deemed appropriate by the Planning Director The Principal Avenue building shall be reconfigured to provide a larger retail oriented space on the ground floor, with the option of allowing for a single commercial use tenant. BP PS, BS LOC 10. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBIT B, C, and G. BP/FM PS, BS, CE LOC 11. The mixed-use building (25-M) shall be shifted 4 feet toward Principal Avenue to accommodate drive isle planters consistent with those shown for the proposed residential buildings. BP PS, BS 12. A final landscape and irrigation plan shall be approved prior to the issuance of building permits and included as part of site improvement plan consistent with EXHIBIT C and EXHIBIT J, and as follows:  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 completed at the discretion of the Community development Department. prior to the final of BP PS, BS LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government any single building permit on-site.  London Plane or similar street trees shall be provided along El Camino Real at a maximum spacing of 30 feet on center.  Street and open space trees shall be minimum 15-gallon size and double staked. 13. Additional 24-inch box size evergreen screen trees shall be incorporated along the properties identified in Exhibit J. the property boundary identified Ihe north and eastern edge of the project and shall be designed to buffer the existing Pino Solo residences. LOC 14. All project fencing shall be installed consistent with EXHIBIT H B and C subject to the following modifications:  4 foot high fencing design shall be modified to be transparent of a wood or metal picket design.  All fences shall be setback a minimum of 2 feet from the edge of pavement or sidewalk, subject to staff approval.  Perimeter screening adjacent to Pino Solo residences shall incorporated along the north and eastern edge of the project consisting of an 6 foot tall split-face concrete block privacy wall, subject to staff approval. GP/BP PS LOC 15. Final selection of colors and materials identified in EXHIBIT I shall be subject to staff approval. GP/BP PS LOC 16. Affordable Housing Requirement: The applicant shall deed restrict a minimum of 9 7 residential units for 30 years, prior to or concurrently with the final map, as follows:  2 1 units at the very-low income rate,  3 units at the low-income rate,  4 3 units at the moderate income rate,  0.40 units shall be paid through in-lieu fee calculated at 5% of market rate evaluation. All units shall be distributed throughout the project, subject to GP/BP PS, CA LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government staff approval modification by the Community Development Director through a substantial conformance review. 17. 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;  The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. BP PS, CA 18. Any future development signage shall be architecturally compatible with the proposed buildings. All future signage shall be subject to the review and approval of planning staff. No signage shall be placed above the first floor roofline. No signage shall be permitted facing the proposed residential uses. Residential monument signage shall be permitted through a staff level review and subject to a separate building permit. BP PS LOC 19. An accurate Tree Protection Plan shall be prepared for encroachment within the drip line of native trees located on or adjacent to the subject parcel. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. GP/BP PS LOC 20. Proposed improvements may impart modifications to the existing channel and may be subject to Fish & Wildlife and/or US Army Corp review/permits. Applicant will be responsible to obtain any required agency permit prior to issuance of a grading permit. All crossings and culverts that impact the bed and/or bank of the drainage must be permitted by the appropriate regulatory agencies: U.S. Army Corps of Engineers, Regional Water Quality Control Board, and the California Department of Fish & Game, as appropriate (MM GP/BP PS FED/CAL Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 4.b.1). 21. 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 LOC 22. 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. 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 BP PS LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government yards, and other similar facilities. g) All frontage landscaping and sidewalks along arterial streets 23. Prior to recordation of final map, the project applicant shall enter into an agreement with the City of Atascadero to pay any future reimbursement fees associated with off-site circulation improvements made to the Santa Rosa / US 101 interchange and frontage roads. The amount of reimbursement shall be determined by a traffic study that demonstrates a nexus for all parcels included in the reimbursement area. BP PS, BS LOC 24. Deed notification shall be applied to each of the new lots, notifying homeowners of the following:  That adjacent residential lots may be used for agricultural purposes, including keeping of livestock animals, facilities, and equipment;  Residential lots are located within a master plan of development and are subject to rules and regulations established by the CC&Rs, PD-24 overlay zone, and the approved master plan of development;  Residential lots are adjacent to approved commercial uses that may generate noise consistent with the City’s Noise Ordinance. BP PS, BS LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 25. Prior to final map, 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. b) A detailed list of each individual homeowner’s responsibilities for maintenance of the individual units. c) Individual unit’s responsibility for keeping all trash receptacles within the unit’s garage. d) 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. BP PS, BS LOC 26. Approval of this permit shall include the removal of 5 7 Native Oak Trees, totaling 130 174-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 LOC Fire Marshal 27. Fire Sprinklers are required on all structures consistent with the California Building Code adopted at the time of building permit submittal. Fire Sprinklers required to retail/residential section if 5000 sq ft or greater BP FD,BS CAL City Engineer Conditions PROJECT SPECIFIC CONDITIONS Drainage: 28. The project shall be designed in compliance with the City & State post-construction stormwater standards and specifications. The final project design shall include post- construction performance requirements and an operations BP, GP CE CAL Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government & maintenance plan. Prior to final approval of site improvements, the engineer of record shall provide a written certification that all post-construction performance requirements were installed according to the Stormwater Control Plan and are operating as designed. Obtain approval by the City Engineer of the grading & drainage plan and the storm drain design & facilities. 29. TThe subject property shall be designed to accept and convey off-site storm water run-off consistent with the existing on-site and off-site drainage patterns and restrictions. Stormwater detention/retention as well as water quality shall conform to the City and State requirements. 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 CAL 30. The project plan submittal shall include a detailed hydrology report addressing storm water run-off for the pre- and post-development (on-site & off-site). The analysis shall be prepared consistent with City and State standards for storm water detention, treatment and infiltration to the satisfaction of the City Engineer. Provide for the detention of the 50 year developed storm runoff, while metering out the 2 year undeveloped storm runoff. BP, GP CE CAL 31. Show the method of dispersal at all pipe outlets. Include specifications for size & type. BP, GP CE 32. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. BP, GP CE 33. 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: Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 34. Gusta Road shall be improved to include a City Standard turn around. Curb, Gutter and Sidewalk shall extend to the project boundary as shown on the Tentative Tract Map. The new street shall be private. The structural section shall be based on a Traffic Index of 5.0 for residential and 8.0 for commercial. BP, GP CE LOC 35. Principal Avenue shall be approved to City Standard in conformance with the Tentative Tract Map. Principal shall be improved with frontage improvements in accordance with City Standards and shall include an integral curb, gutter and sidewalk. BP, GP CE LOC 36. El Camino Real shall be improved to include sidewalks and handicap ramps. Width of sidewalk shall be approved by the City Engineer, and shall be in conformance with adjacent properties. Accessible ramps shall be constructed at curb returns in accordance with City Standards. BP, GP CE LOC 37. Applicant shall underground utilities on El Camino Real. Principal shall be constructed with 40-feet curb-curb, two 12-foot travel lanes and two 8-foot parking lanes. At the intersection with El Camino Real, Principal shall be improved with 40-feet curb-curb including one right-turn lane (westbound), one left-turn lane (westbound), and one through lane (eastbound). Consistent with the traffic study, parking may need to be eliminated where contiguous with the three lanes. BP, GP CE LOC 38. 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 City Engineer and City Attorney shall approve the final form FM CE LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government prior to recordation. 39. 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 LOC 40. Full frontage improvements are required with this development. These include curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Street trees shall be planted along El Camino Real and Principal Ave frontages. Spacing or grouping of street trees shall average 30-feet center-to-center and shall be to the satisfaction of the City Engineer and Community Development Director. Where sidewalks are 8-feet wide or greater, trees shall be planted in tree wells behind the curb in accordance with City Standards and to the satisfaction of the City Engineer. Where the public sidewalk is less than 8- feet wide, street trees shall be planted in an area behind the sidewalk approximately 8-10-feet from the back of walk. Trees planted closer than 8-feet from the back of walk shall be approved by the City Engineer and include deep-root planting barriers. BP, GP CE LOC 41. The subdivider shall submit subdivision improvement plans prepared by a registered civil engineer for modifications to Principal and all internal roadways, water, sewer and storm drain infrastructure. 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 BP, GP CE LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS UTILITIES CONDITIONS 42. Each lot shall be served with individual water, sewer, power, gas, communications, and cable TV laterals. The Public Works Department shall approve all wastewater facilities prior to construction. This includes pumps, force mains, cleanouts, manholes and connections. BP, GP CE / BS LOC/CAL 43. Applicant shall pay sewer extension (annexation) fees upon issuance of building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. BP, GP CE / BS LOC 44. New utility services for power, telecommunications and cable TV shall be placed underground, beginning from the off-site point of connection established by the public utility provider. Gravity mains and other sewer facilities within the subdivision shall be privately owned and maintained. BP, GP CE / BS LOC 45. A Public Utility Easement (PUE) (6-foot wide min) shall be dedicated along all public and private street frontages. Adjacent to lots zoned for commercial development, the PUE may be required to be 10-feet wide, to the satisfaction of the City Engineer and/or utility purveyor. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP CE LOC / CAL 46. New water facilities and services shall be designed and constructed in accordance with the requirements of the Atascadero Mutual Water Company. CE LOC 47. Wastewater discharge shall conform to City requirements and shall connect to a public sewer main, to the satisfaction of the City Engineer. CE LOC 48. The on-site sewer main shall be privately owned and maintained by the Homeowners’ Association (HOA). CE / PS LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 49. On-site stormwater collection and detention system shall be privately owned and maintained by the HOA. CE / PS LOC 50. Overhead utilities shall be placed underground where located along the subject property frontage of El Camino Real, Principal, and Pino Solo. CE / BS LOC STANDARD CONDITIONS 51. 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 LOC 52. 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 CAL 53. 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 CAL 54. The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM CE CAL 55. The applicant shall be responsible for the relocation and/or alteration of existing utilities. BP, GP CE CAL 56. 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 LOC 57. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. FM CE CAL 58. 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 FM CE CAL Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 59. Slope easements shall be provided as needed to accommodate cut of fill slopes. FM CE LOC 60. Drainage easements shall be provided as needed to accommodate both public and private drainage facilities. FM CE LOC 61. 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 CAL 62. 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 CAL 63. 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. CAL 64. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. LOC 65. Prior to recording the map, the applicant shall complete all improvements required by these conditions of approval FM CE LOC 66. 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 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. FM CE CAL Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 67. 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. FM CE LOC 68. 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 LOC 69. 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 LOC 70. An encroachment permit shall be obtained prior to any work within City rights of way. BP, GP CE LOC 71. 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 LOC Atascadero Mutual Water Company 72. 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. GP, BP CE LOC 73. 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. GP, BP CE LOC 74. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for the newly created lots within the subdivision. GP, BP CE LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 75. 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 Principal Ave. (6” main) and Gusta Lane (6” main). GP, BP CE LOC 76. 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. GP, BP CE LOC 77. The applicant shall submit a hydraulic analysis with the first plan check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the California Building Code. Uniform 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. GP, BP CE CAL 78. The applicant shall obtain a separate landscape-irrigation meter(s) from AMWC for the common areas within the project. GP, BP CE LOC 79. 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.  Use drip irrigation where ever possible  A check valve shall be installed on the lowest head in each sprinkler circuit GP, BP CE LOC Mitigation Measures – Mitigated Negative Declaration 2015-0001 Mitigation Measure 1.c.1: A landscaping plan shall be submitted for all lots adjacent to existing residential development and must identify locations of proposed evergreen trees or similar screening trees with a minimum box size of 24-inches. These trees shall be spaced throughout an individual lot to ensure screening of existing BP PS/BS LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government residences and proposed new development. 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 20-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. No light shall be permitted to spill off-site. Fixtures shall be shield cut-off type. Avoid wall mount fixtures at rear of building, except at exits. BP PS/BS LOC Mitigation Measure 1.d.2: Applicant must submit a landscaping plan, concurrent with building permit submittal, for the proposed carwash use. Landscaping plan shall include tree plantings 30 -feet on center along El Camino Real and additional plantings along property boundary perimeter in designated landscaping planters. BP PS/BS LOC Mitigation Measure 1.d.3: At the time of building permit submittal for car-wash portion of the proposed project, building plans shall indicate the use of a non-reflective coating, or other glare reducing applications on all galvanized or corrugated metal surfaces utilized as a part of the proposed car-wash structure. Materials must be noted on construction detail sheets and lead project designer of record must submit a letter certifying application of materials prior to building permit final. BP PS/BS LOC Mitigation Measure 1.d.4: At the time of building permit submittal for car-wash portion of the proposed project, applicant must submit a photometric plan showing locations of proposed on -site lighting. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Fixtures shall be shield cut -off type. Prior to final occupancy, City Staff and the applicant shall meet on-site and review lights at dusk condition to ensure off-site light spillage and glare. BP PS/BS LOC 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 Section 2 “Assessing and Mitigating Construction Impacts.” 2.4 Fugitive Dust Mitigation Measures: Standard List a. Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering BP PS/BS CAL / FED Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c. All dirt stock-pile areas should be sprayed daily as needed; d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; e. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and f. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20% opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior to any grading activities a geologic evaluation should be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, and exemptions request must be filed with the District. If NOA is found at the site, the applicant must comply with all 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. Technical Appendix 4.4 of the SLO County APCD CEQA Air Quality Handbook includes a map of zones throughout San Luis Obispo County where NOA has been found and geological evaluation is required prior to any grading. BP PS/BS CAL Mitigation Measure 4.a.1: A qualified biologist shall conduct a pre - construction survey within 30 days of initial site disturbance to identify whether silvery legless lizards are present. If silvery legless lizards are detected, a biological monitor shall be present during initial ground disturbing and vegetation removal activities to allow for a salvage and relocation effort for the lizard and other ground dwelling common wildlife that may be present. BP PS CAL Mitigation Measure 4.a.2: Conduct a springtime rare plant survey to determine the presence/absence of any special-status plants. Should any be discovered, implement a seed and/or plant salvage program and incorporate the salvaged material into the drainage setback and detention basin landscaped areas. BP PS CAL Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 4.b.c.1: The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for work in the ephemeral drainage. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on riparian/wetland habitat to achieve the goal of a no net loss of wetland values and functions. As such, regulatory compliance would reduce potential impacts on waters of the U.S. to a less than- significant level. BP PS FED / CAL Mitigation Measure 4.b.c.2: The applicant shall obtain compliance with Section 1600 et.seq. of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for work within the ephemeral drainage and riparian habitat (stream zone). Should an agreement be required, the applicant shall implement all the terms and conditions of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFW may require compensatory mitigation for unavoidable impacts on riparian habitat in the form of onsite riparian habitat restoration to the extent feasible. As such, regulatory compliance would reduce potential impacts on waters of the state to a less-than-significant level. BP PS CAL Mitigation Measure 4.d.1: Vegetation removal and initial site disturbance shall be conducted between September 1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird nesting season (February 1 to August 31), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. BP PS FED/CAL Mitigation Measure 4.d.2: If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the BP PS/ BS FED/CAL Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. Mitigation Measure 4.e.1: 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 drip line of all trees. 5. All trees within twenty feet of construction work shall be fenced for protection with 4-foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 7. Utilities such as water, gas, power, cable, storm drainage, and sewer should be redirected from under the canopy of any trees that are to remain. 8. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 10. At no time shall tree roots be ripped with construction equipment. Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. An inspection of the tree fencing shall be done by City staff prior to issuance of building permits. BP PS/ BS CAL/LOC Mitigation Measure 4.e.3: The following measure shall be incorporated on-site during the construction process of the proposed project: 1. A minimum height construction protective barrier shall be erected around the drip line of the tree plus 4’. The fence shall be supported with “T” posts at no more than 6’ o.c. and tied at least 3 places per post. This fence shall be installed by the General Contractor before any rough grading is allowed on the site. Approval for this stage must be obtained in writing from either the Arborist or the Counties/Cities representative. BP PS/ BS LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn during construction process shall be pruned prior to any heavy equipment work being undertaken. 4. Once the rough grading is accomplished the fence may be moved closer to the trunk of the tree for finish grading. At no time shall the fence be placed within the Critical Root Zone (CRZ). This location is determined by the diameter of the trunk at D.B.H. (4.5’ above grade) and is 1’ per 1” diameter in the direction of the drip line. At no time shall the fence be moved closer to the trunk than the drip line. 5. Any roots that are encountered over 2” diameter, during the excavation process shall be clean cut perpendicular to the direction of root growth with a handsaw. At no time shall tree seal be applied to any cut. Any roots over 2” diameter the county/city representative shall be notified to determine the preferred course of action. 6. All trenching with CRZ area shall require hand trenching to preserve and protect roots over 2” in diameter. 7. No grading of trenching is allowed within the CRZ fenced area without written permission from the County/City representative or a certified arborist. 8. Any roots over 4” in diameter are not to be cut or ripped until inspected and approved in writing by the arborist. 9. If, for whatever reason, work must be accomplished inside the drip line 4”-6” of mulch must be applied first to decrease the possibilities of compaction upon written approval from the arborist. 10. There shall be a pre-construction meeting between the Engineering/Planning staff of the County/City, Grading equipment operators, Project Superintendent and the Arborist to review the project conditions and requirements prior to any grubbing or earth work for any portions of the project site. All tree protection fencing shall be installed for inspection prior to this meeting. 11. All trees shall be pruned before any construction takes place that are in the development areas to be saved if they might be damaged by the construction equipment. This must be accomplished by a bonded, licensed, and certified Tree Service Contractor. 12. All debris shall be cleared from the area or Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government chipped and spread on the site or stacked in orderly piles for future use by the Owner, at the Owners request. 13. In locations where paving is to occur within the drip line grub only and do not compact unless authorized in writing. Permeable pavers or other preamble surface must be approved by the Arborist. Mitigation Measure 4.e.4: 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. FO PS/ LOC Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native trees. BP PS/ BS LOC Mitigation 5.d.1: In the event that human remains are discovered on the property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653-4082 within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present during the excavation of any remains. BP / GP PS CAL Mitigation Measure 6.b.1: The on-site subdivision / grading permit plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction, consistent with mitigation or construction methods outlined in the geotechnical report. Plans shall be approved by the City Engineer prior to issuance. GP PS/CE CAL Mitigation Measure 6.b.2: All cut and fill slopes mitigated with an appropriate erosion control method (erosion control blanket, hydro - mulch, or straw mulch appropriately anchored) immediately after completion of earthwork, as approved by the City Engineer. All disturbed slopes shall have appropriate erosion control methods in place. GP PS/CE CAL Mitigation Measure 6.b.3: The contractor will be responsible for the clean up of any mud or debris that is tracked onto public streets by GP PS/CE CAL Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government construction vehicles. An approved device must be in place prior to commencement of grading activities. This device shall be approved by the City Engineer. Mitigation Measure 6.b.4: A re-vegetation plan shall be submitted with building permits. All disturbed cut and fill slopes shall be vegetated as specified in a landscaping plan. The landscaping plan must be approved by both the Community Development Department and the Public Works Department. GP PS/CE CAL Mitigation Measure 8.h.1: Construction will comply with section the California Building and Fire Codes. New residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non-combustible exterior construction and roofs and fire-resistant building materials. BP FD CAL/LOC Mitigation Measure 9.d.e.f.1: The project must include a series of pervious driveways, parking space pervious cross -sections, landscaped areas, and a shallow retention pond intercepting existing El Camino Real runoff in small storm events. Construction of two (2) detention basins located along the existing ephemeral drainage to detain the peak developed runoff coming from the new development is required. The detention basins must meet the City’s drainage design standards with surface runoff being treated for water quality through structural control measures including: disconnected downspouts flowing to vegetated bio-swales, and pervious pavement areas to control storm volume. The two detention ponds must meet the City’s peak runoff management criteria to maintain pre-developed flow conditions for the two year storm event and control a fifty year maximum storm with one foot of freeboard. In storm events with greater than a fifty year recurrence interval, the detention pond must control discharge with a pipe out-flowing no more than the existing two year peak flow. GP PS/CE CAL Mitigation Measure 9.d.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 orders GP PS/CE CAL Mitigation Measure 12.a.1: In order to reduce the impact of the air blower noise, the Acoustic Study recommends blowers be placed deeper in the tunnel. BP PS/BP LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 12.a.2: The Acoustic Study recommends the addition of acoustical protection to the facades of the residences that face the car wash site. This would have the additional benefit of reducing their exposure to traffic noise from El Camino Real. BP PS/BP LOC Mitigation Measure 12.a.3: Following completion of the car wash phase of construction, noise levels may be reassessed to determine the need for a noise barrier wall. The wall could be constructed at the side of the exit drive and would be most effective if it were several feet higher than the height of the blower closest to the exit. A wall extending eight feet from the end of the tunnel would reduce sideline noise levels by six decibels. BP PS/BP LOC Mitigation Measure 12.a.4: The Acoustic Study recommends the following design and structural specifications for achieving a 25 decibel noise reduction.  Installation of an air conditioning or a mechanical ventilation system so that windows in rooms and office spaces facing east can remain closed.  Exterior doors facing east should be solid core with sweeps and seals that make a positive closure.  Exterior walls should be constructed of stucco 7/8” three coats over plywood 5/8” on exterior.  Interior surfacing should be 5/8” for drywall interior. Additional acoustic insulation could be achieved by two layers of drywall or application over resilient furring channels.  Glass in both windows and doors should not exceed twenty percent (20%) of the floor area in a room. This is for conventional windows. It is reasonable to permit an increased opening size if the window assembly conforms to the specifications providing a greater than 25 decibel NLR. The greatest improvement in the sound insulation of windows can be achieved by using thicker glass and a larger air space between panes in dual glazed windows. STC values may be used in estimating a window’s sound blocking qualities byt the newer, Outdoor-Indoor Transmission Class or OITC (ASTM E1332) value is preferred and more appropriate for units exposed to transportation noise.  Voids around windows should be filled with insulation and wood blocking, and the perimeter of windows thoroughly caulked.  Vents and openings should be minimized on the sides of the buildings exposed to the road and if vents are required, they should be designed with acoustical baffles. BP PS/BP LOC Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2014 Amendment Planned Development (PD-24) Master Plan of Development CUP 2003-0117/ZCH 2004-0083/TTM 2014-0107 Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection 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 AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 15.a.1: The applicant, prior to final map recordation, must annex into the City’s Community Facilities District (CFD) that will be levied to residents on an annual basis within the proposed project boundary to off-set additional maintenance costs by new residents on existing recreation facilities maintained by the City. FM PS/CE LOC Mitigation Measure 16.a.b.1: Striping Principal Ave must be provide a designated left and right turn lane between El Camino Real and the westerly project driveway to reduce queuing times and traffic impacts. BP PS/CE LOC Mitigation Measure 16.a.b.2: Restricting parking to improve sight lines for vehicles exiting the commercial driveway on the south side of Principal Ave must be approved by the Public Works department. This may include red curb striping / signage or any other additional devices required to enforce no parking along this segment. BP PS/CE/FD LOC Mitigation Measure 16.a.b.3: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of building permits for all residential and non-residential uses that contribute to the deficiencies to the US 101 / Santa Rosa Road interchange. Those traffic impact fees shall be collected as follows: $5,597 per residential unit (medium density); $9.3710 per square foot (sf) for proposed car wash use; $6.8720 per square foot for commercial uses. Consistent with the Subdivision Map Act, vesting right of fees shall expire within one (1) year of the date that the final map is recorded. Any building permit not applied for by the expiration of the vesting right will pay impact fee(s) as adopted at the time of building permit application. BP/FO PS FED/CAL/LO C Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the Community Development Department for review and approval. Landscaping must consist of drought tolerant species and utilize drip irrigation. Turf shall not be permitted as a part of the approved landscaping plan. BP PS LOC EXHIBIT B: Master Plan of Development / Site Plan EXHIBIT C: Landscape Plan EXHIBIT D1: Mixed-Use Elevations / Floor Plan EXHIBIT D1: Mixed-Use Elevations / Floor Plan EXHIBIT D2: Car-Wash Elevations / Floor Plan EXHIBIT D2: Car-Wash Elevations / Floor Plan EXHIBIT D2: Car-Wash Elevations / Floor Plan EXHIBIT E: Detached SFR Elevations and Floor Plans EXHIBIT E: Detached SFR Elevations and Floor Plans EXHIBIT E: Detached SFR Elevations and Floor Plans EXHIBIT F: Attached Units Elevations and Floor Plan EXHIBIT F: Attached Units Elevations and Floor Plan EXHIBIT G: Grading and Drainage Plan EXHIBIT H: Fencing Plan Tot Lot EXHIBIT I: Color and materials EXHIBIT J: Landscape Screening Plan EXHIBIT J: Landscape Screening Plan EXHIBIT K: Car-Wash Signage