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HomeMy WebLinkAboutPC Resolution 2016-0002EXHIBIT B: Certified Mitigated Negative Declaration El Corte 8570 LLC /PLN 2099-0795 EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program Planned Development_17 /PLN 2099-0795 Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /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. This resolution shall supersede City Council Resolution No. 2007-047. All conditions of approval / mitigation contained PC Resolution 2016-00XX shall be considered the master plan of development and be utilized for administering and future project approvals. 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 2006-0112 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. BP / FM PS, CE 4. Approval of this Conditional Use Permit shall be valid 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. Ongoin g PS 6. All subsequent Tentative Map and construction permits shall be consistent with the Master Plan of Development contained herein. 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 E 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.  Roofs shall be architectural grade dimensional shingles.  Exterior stucco shall be smooth finish or similar. No knock-down finishes will BP PS Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure be permitted. 8. All site development shall comply with the standards of the Planned Development 17 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 C, D and H. BP/FM PS, BS, CE 10. All project fencing shall be installed consistent with EXHIBIT C and H subject to the following modifications:  Fencing material and treatment shall comply with the PD17 standards.  Final fence location shall be subject to staff approval.  No fencing shall cross the creek channel nor shall be placed in any way which restricts flow. GP/BP PS 11. Final selection of colors and materials shall be subject to staff approval and generally consistent with the provided color board in exhibit F. GP/BP PS 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 H, and as follows:  All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material.  Final tree list shall be submitted with building permits, 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, subject to staff approval. 13. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas. 14. Affordable Housing Requirement: The applicant shall deed restrict one (1) unit at the moderate income rate or shall pay in-lieu fees for each unit based on 5% of the construction valuation of each unit. GP/BP PS, CA 15. 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 and the existing riparian GP/BP PS Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure vegetation. 16. 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 17. 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, media ns, parkway planters, manufactured slopes outside private yards, and other similar facilities. g) All frontage landscaping and sidewalks along arterial streets BP PS 18. Prior to Final Map, the applicant shall submit CC&Rs for review by the Community Development Department. The CC&R’s shall record with the Final Map and shall include the following: BP PS, BS Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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. 19. Approval of this permit shall include the removal of 1 Native Tree, if required. 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 on-site native removals shall be subject to Planning Commission approval. BP PS, BS 20. 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 prior to recordation. FM CE 21. The perimeter retaining walls shall be maintained by the Homeowners Association, if required. FM CE/PS City Engineer Standard Conditions 24. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous to the property frontage. GP, BP CE 25. 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. GP, BP CE Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 26. The on-site streets shall be improved consistent with the Vesting Tentative Tract Map. GP, BP CE 27. Off-site streets shall be improved consistent with the Vesting Tentative Tract Map, if required. GP, BP CE 28. Alignment of frontage improvements shall be approved by the City Engineer. GP, BP CE 29. A mechanism to provide for the funding of maintenance for lighting, street improvements, special paving surfaces, sewer, storm drain, common area landscape, open space, and hardscape shall be provided. GP, BP CE 30. All utilities shall be undergrounded on project frontage GP, BP CE 31. A mechanism must be provided to fund the maintenance of all sewer mains throughout the project area. The developer shall establish a benefit maintenance assessment district, or similar funding mechanism, approved by the City, to provide sufficient funds, on an annual basis, to pay for the maintenance activities on the sewer mainline and related facilities within the project area. GP, BP CE 32. All onsite sewer mains shall be privately owned and maintained. FM CE 33. Applicant shall pay sewer extension (Annexation), Connection and Reimbursement fees (if applicable) upon issuance of building permit. BP CE 34. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP CE 35. Drainage piping serving fixtures which have flood level rims located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. BP CE 36. All sanitary sewer (SS) mains shall terminate in manholes unless extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. BP CE Atascadero Mutual Water Company 61. 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 Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure devices shall conform to AWWA and California Department of Health Services standards. 62. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for the newly created lots within the subdivision. 2016 Additional Conditions 63. The internal street shall be improved consistent with City Standards shall be offered as a public right-of-way. Typical street section shall provide 36 feet curb- curb within a 50-feet wide right-of-way. The cul-de-sac shall be designed in accordance with City Standard No. 415 with 34-feet curb radius. 64. The internal street shall be improved with a 5-feet wide integral sidewalk-curb- gutter per City Standard No. 419. Driveway ramps shall be installed at each lot per City Standard No. 423 and shall include a 4-feet wide sidewalk that wraps behind the ramp. The new sidewalk shall terminate at the curb returns on El Corte and shall have a center ADA compliant pedestrian ramp. The end of the sidewalk may require a transition of asphalt-concrete to connect the sidewalk to the shoulder on El Corte. 65. The El Corte Road shoulder, including AC dike of curb & gutter, shall be improved to transition to the new street and to convey street drainage to the existing over- side drain at the corner of El Corte and La Linia. El Corte Road improvements shall also include a defined shoulder of compacted Class II aggregate base. 66. The developer shall provide hydraulic calculations for post -development storm water run-off tributary to El Corte and the existing over-side drain at the corner of El Corte and La Linia. Should said calculations determine that the existing over- side drain is undersized for the added storm water run-off, the developer shall be responsible for modification to the over-side drain. 67. The developer shall plant street trees along all street frontages, to the satisfaction of the Public Works Director and Community Development Director. Street trees shall be planted between 10 feet and 15 feet of the sidewalk or AC dike. One street tree shall be planted for each 35 linear feet (or portion thereof) of road frontage. Street trees may be grouped if approved by the Community Development Director. 68. Public sewer, water, gas, power, telecommunications and cable TV mains shall be extended from El Corte Road into the new street, to the satisfaction of the City Engineer. 69. Each new lot shall be served by separate laterals for sewer, water, power, communications, gas & cable TV, to the satisfaction of the City Engineer. Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 70. A public utility easement shall be dedicated along all street frontages, to the satisfaction of the City Engineer. 71. Storm water run-off entering the site from the northwesterly corner of the subject property may be collected and conveyed in a pipe to the existing drainage s wale along La Linia Road. A safe overland escape route shall be provided should the storm sewer become plugged or fail. The developer shall dedicate an easement for the pipe and overland route. Mitigation Measure 1.c.1: All retaining walls shall be constructed of dark color split face block or of similar color and texture to blend into the surrounding natural environment. BP PS 1.c.1 Mitigation Measure 1.c.2: each unit shall be painted with darker earth toned colors. All materials shall be high quality and designed to blend with the surrounding environment. BP PS 1.c.2 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 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 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 (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 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) BP BS 3.b.1 Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure 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. Mitigation Measure 3.b.2: 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 tha t 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.2 Mitigation Measure 4.b.1: Replace willow tree removals at a ratio of 3:1 for any willow removals necessary to construct the pedestrian connection to La Linia Ave. Willow stakes shall be spaced approximately 4-feet apart according to ACOE recommendations. Stakes shall be placed deep enough to reach water during summer months with 50% - 80% of the stakes below ground. Willow stakes should be collected from existing native willow trees in the vicinity of the project area (preferably the ones being removed). BP PS 4.b.1 Mitigation Measure 4.b.2: prior to issuance of building permits, the Cottonwood tree shall be treated to eliminate existing mistletoe plants. GP PS 4.e.4 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. GP/BP PS 4.e.1 Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /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.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 construc tion 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 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /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 an 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 fina l 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 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. GP CE 6.b 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 Conditions of Approval / Mitigation Monitoring Program 8570 El Corte Road PLN 2099-0795 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibil ity /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 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 effective ly 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: Frontage improvements shall be required along El Corte Rd and La Linia Ave. Additional improvements may be required, subject to the approval of the City Engineer. BP CE 15.a.b.1 \\cityhall\cdvlpmnt\- pre 06 plns (old planning docs)\- zch - zone change\zch 06\zch 2006-0112 8570 el corte road\2015 amendment\resolutions\pc resolution 2016-0002.docx EXHIBIT C: Master Plan of Development/Site Plan – See project file for full size exhibit EXHIBIT D: Grading Plan – See project file for full size rendering EXHIBIT E: Architectural Elevations and Floor Plans EXHIBIT E: Architectural Elevations and Floor Plans EXHIBIT E: Architectural Elevations and Floor Plans EXHIBIT E: Architectural Elevations and Floor Plans EXHIBIT E: Architectural Elevations and Floor Plans EXHIBIT F: Color Boards - refer to project file Lot 1 Lot 2 Lot 3 Lot 4 EXHIBIT F: Color Boards - refer to project file Lot 5 Lot 6 Lot 7 EXHIBIT G: Utility Plan EXHIBIT G: Landscape Plan