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HomeMy WebLinkAboutPC Resolution 2018-0019Exhibit A: 2018 Amended Conditions of Approval & 2004 Mitigation Monitoring Program Colony Square Master Plan of Development, CUP 2004-0127 as Amended 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Planning Services 1. This Conditional Use Permit shall be for 67 residential units, 58,250 66,780 square feet of retail/restaurant space, an 89-room hotel totaling 61,55 square feet, a 10-screen, 35,000 square foot movie theater, parking areas, and landscaping on a 8.14-acre site as described on the attached exhibits and located on parcel APN 029-361-022, 036, 037, 038, 039, 041, 042, 043, 044 and 045 regardless of owner. The existing Creekside temporary City Hall building at 6907 El Camino Real is also included within the Master Plan of Development. Ongoing PS 2. The approval of a Conditional Use Permit Amendment shall become final and effective for the purposes of issuing a construction permit or establishing a nonstructural use fourteen (14) days following the Planning Commission approval unless prior to that time an appeal to the decision is filed as set forth in Section 9-1.111(b). Ongoing 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. The Planning Commission shall have the authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. BP / Ongoing PS, CE 4. Approval of this Conditional Use Permit shall be valid for twelve (12) 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 (or demolition) permit. Any extension requests shall be forwarded to the Planning Commission for approval. BP / FM Completed - CUP has been vested with the construction of Building A PS 5. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. Ongoing PS 6. All subsequent Tentative Map and construction permit applications shall be consistent with the Master Plan of Development contained herein. All construction, development, uses and parking shall be consistent with the attached Exhibits. BP / FM PS, CE 7. All landscaping, special paving treatment, pedestrian furniture, potted plant accents, and public art/water elements shall be constructed and located as shown on the Attached Master Plan of Development Exhibits and shall be Ongoing PS, CE 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. subject to staff approval. 8. Uses shall be restricted as shown in the allowable use table of the Master Plan of Development (EXHIBIT EI). Office and service commercial uses shall be restricted to the second floor except as noted in the project use matrix. Ongoing PS 9. All exterior elevations, finish materials and colors shall be consistent with the Master Plan of Development as shown in EXHIBITS C, F and O 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.  Decorative iron accents as shown on the proposed elevations shall be of high architectural quality.  All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures.  All utility doors (roll up or otherwise) shall be architectural grade and painted to compliment the color scheme of the buildings.  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 shall be architectural grade. BP Ongoing PS 10. In addition to the elevations and project details as shown in attached CUP EXHIBITS C, L, and O and the sign guidelines included in the Master Plan of Development EXHIBIT G, the following signage standards shall apply: a) Each tenant shall be allowed a minimum of 20 square feet and a maximum of 50 square feet of signage with the exception of the Movie Theater signage and hotel signage detailed in the Master Plan of Development. Larger signage area may be permitted with Design Review Committee approval. All signage within the project shall require staff approval through a building permit. b) One wall sign shall be permitted for each business frontage facing a public street, interior parking area, or public plaza. Additional wall signs may be permitted for larger tenants if approved by the Design Review Committee. c) Business shall be allowed a maximum of two out of the following three BP Ongoing PS 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. sign types: awning, wall mounted, and projecting. Window decals and other pedestrian oriented signage shall be permitted as allowed by Atascadero Municipal Code Section 9-15.005 and may be installed in addition to the aforementioned sign types. d) Wall signage shall not be placed above the second floor sill unless otherwise approved by staff. e) Projecting signs shall be subject to the dimensions and clearances identified in Municipal Code section 9-15.0005 (Downtown District Sign regulations). Decorative projecting blade signs and other small scale decorative pedestrian-oriented signs are encouraged and shall not count against the maximum sign area allowance for a business as identified in Section (a) above, subject to City Staff or Design Review Committee approval. f) The maximum sign area requirements stated above shall not apply to the movie theater in Building A or the hotel in Building B/C. Any proposed signage and/or exterior lights for the movie theater and the hotel shall be reviewed by the Community Development Director for consistency with the Master Plan of Development and the Downtown Design Guidelines, prior to issuance of a building permit. g) The movie theater tenant may install changeable copy marquee signs that display information regarding the showing of movies. h) The movie theater tenant may install blinking signs consistent with the character of a historic style theater. i) In addition to a City building permit, all tenant signs shall be approved by the property owner or their designated representative. Signs shall be in compliance with the recorded CC&R’s and the Sign Program approved by the property owner. Tenant sign materials, colors, finishes, dimensions, sign location and lighting shall be reviewed by the project architect. 11. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in attached EXHIBITS. BP/FM Ongoing PS, BS, CE 12. Elements of the Granary Tree Memorial Plaza concept plan (EXHIBIT I) shall be incorporated into the center Town Square plaza to fulfill the conditions of Tree Removal Permit 2006-0097. The property owner shall replant a 72-inch box valley oak replacement tree or equivalent size within the plaza. This replanting shall be in lieu of the tree mitigation fee for the three (3) tree removals (two black walnuts and one hazardous granary tree) approved and removed with TRP 2006-0097. An informational plaque describing the historical significance of the granary trees and their connection to the De Anza expedition shall be incorporated into the plaza. BP Conditions carried over from TRP 2006-0097 PS 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. 13. Trash enclosures shall be located near each building and designated for each lease space at time of building permit issuance as shown on EXHIBIT J. A trash enclosure shall be incorporated into Building B/C to serve the hotel and all retail and restaurant uses within that building. Design and sizing of the enclosures shall be reviewed by the Community Development Departments and the Atascadero Waste Alternatives prior to issuance of building permits for each new building. The building permit shall clearly indicate which tenant spaces will use the corresponding dumpsters, and trash enclosures shall be sized according to the number of tenants and building square footage proposed for construction. Enclosures shall be constructed of solid masonry with metal access gates and shall be architecturally compatible with the surrounding buildings. BP PS, Waste Alt. 14. The second bay of the trash enclosure located next to the theater, between Buildings A and E, shall be completed within six (6) months of approval of this CUP Amendment (by February 7, 2013). The enlarged trash enclosure shall contain all trash and recycling dumpsters for use by the theater, the retail and restaurants in Building A, and Building E (Round Table Pizza). If the enclosure cannot be completed within 6 months, a letter shall be submitted to the Community Development Director to request an extension and a proposed date of completion. February 7, 2013 Completed PS 15. The parking lots behind Building B and C shall include landscape buffers along the rear property line to separate the paved parking spaces from the adjacent lot, unless a shared access easement is obtained to provide access to the adjacent lot. The landscape buffer shall be a minimum of three (3) feet in width, plus tree wells, and shall be landscaped with shade trees and drought tolerant shrubbery. GP/BP PS 16. The width and design of the walkway between buildings F, G and H shall be reviewed by the Community Development Department during building permit submittal. The walkway shall be of adequate width and shall include pedestrian friendly design features consistent with EXHIBIT L in order to ensure it not feel dark or like solely a service alley. GP/BP PS 17. Additional trees shall be planted throughout the main Town Square plaza, walkways and patio areas near Building F, G and H, subject to staff approval. A landscape plan shall be submitted for this lot with building permits. BP/FO PS 18. The applicant shall work with Community Development Department staff during building permit submittal to finalize the architectural enhancements and exterior paint colors on Building C2. GP/BP Deleted PS 19. A final landscape and irrigation plan shall be approved prior to the issuance of building permits, 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 BP Ongoing PS, BS 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. developer prior to the final of any single building permit on-site.  Street and parking lot trees shall be minimum 15-gallon size and double staked. 20. Final selection of colors and materials identified in EXHIBIT C and F shall be subject to staff approval. BP Ongoing PS 21. 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 unless approved by the Design Review Committee. BP Ongoing PS 22. 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 designated for preservation. GP/BP Ongoing PS 23. Prior to Final Map, the applicant shall submit Master CC&R’s for maintenance of the commercial lots for review and approval by the Community Development Department. The Master CC&R’s shall record with the Final Map. The applicant may request deferring the Master CC&R’s. Such a request shall be made in writing to the Community Development Director and will be subject to a separate legal agreement regarding the recordation timing of the Master CC&R’s and restriction on the property prior to recordation of the Master CC&R’s. In no cases shall any parcels be sold or transferred, or any structures finaled prior to recordation of the Master CC&R’s. The Master CC&R’s shall include, but are not limited to the following: a) Provisions for maintenance of all common areas including landscaping, exterior lighting, hardscape, plazas, street furniture, and parking facilities; b) Provisions and procedures for dedicated and shared parking spaces for each building. Dedicated parking/easements shall be identified for the two adjacent lots (Parcel 2 and parcel at the corner of El Camino Real and HWY 41, currently Cowgirl Café and bank); c) Maintenance and use provisions for all dedicated trash storage and recycling for each commercial tenant; d) Review and approval process for signage and awnings consistent with Master Plan of Development; e) Maintenance of roads and common utilities; f) A detailed list of owner’s responsibilities for maintenance of the Commercial / Master CC&R’s FM Complete PS 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. individual buildings; g) Provisions to ensure compliance with the Master Plan of Development, including architectural standards; h) Provisions to establish a Master Association to enforce CC&R’s. 24. 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. CC&R’s relating to the residential condos will be deferred until the issuance of the residential unit building permits, or as approved by the City Attorney. The deferred items shall include: a) Homeowners Association shall be established; b) Provisions for maintenance of all common areas including shared residential courtyards and residential parking facilities, amenities, etc.; c) Provisions and procedures for dedicated residential parking spaces; d) A detailed list of each individual homeowner’s responsibilities for maintenance of the individual units; and e) Provision to ensure compliance with the Master Plan of Development. Residential CC&R’s Residential BP PS 25. A Tentative Tract Map will be required and shall be consistent with all provisions of the Master Plan of Development and conditions contained herein and shall include the following:  Reciprocal access and parking easements shown on the face of the map over common shared areas (exclusive of designated residential parking facilities). TTM /FM Complete PS/CE 26. The shared parking easement on APN 029-361-041 shall be modified and recorded prior to issuance of a building permit for Building B/C (hotel) to remove shared access and shared parking from the location of the proposed building footprint. BP PS 27. Prior to issuance of a building permit for the hotel, an off-site parking agreement shall be obtained by the owner to provide a location for vehicle parking associated with a hotel valet service. BP PS 28. All fencing on site shall be maintained in good condition. Chain link fencing shall not be located on site except during active construction periods. The exiting chain link fencing and shade cloths shall be removed from all parcels within Colony Square within 2 months of the 2018 CUP amendment approval. Where temporary fencing is necessary to prevent access (such as at the property line between the project and Vino Inn and adjacent to Ongoing Removal of chain link within 2 months of CUP approval PS 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Round Table Pizza on the site of Building D) split rail fencing shall be installed. 29. All vacant land that is not developed or does not have an active building permit in process within one-year of the 2018 CUP amendment approval, shall be landscaped. Within 1 year of CUP approval PS 30. The building permit plans for the multi-story hotel building (Building B/C) shall be designed to include a shaft space which can accommodate future restaurant equipment to be installed in the lease space adjacent to Atascadero Creek. BP PS/BS 31. Approval of CUP 2004-0127 originally included the removal of 4 Native Trees, totaling 82 inches dbh. The applicant shall be required to provide native tree replantings on-site per the requirements of the Atascadero Native Tree Ordinance prior to project completion. If the required number of native tree replantings cannot be located on the subject site, tree mitigation fees shall be paid by the property owner prior to final of the last building. Tree Removal Permit 2006-0097 was approved for the removal of one hazardous Granary tree and two black walnuts. Mitigation for these three tree removals shall include a replacement 72” box tree and a historic informational plaque to be located at the center plaza (see Planning Condition above and EXHIBIT I). BP/FO PS Fire Department Conditions 32. Drive aisles to the rear parking areas behind buildings B, C and D shall be reviewed by the Fire Department during building permit submittal to ensure adequate width for emergency access is provided. BP Ongoing FD City Engineer Conditions PROJECT SPECIFIC CONDITIONS Public Improvements (Project Frontage): 33. El Camino Real: The existing curb gutter and sidewalk along the project frontage shall be replaced with materials and furniture from the approved “Atascadero Streetscape” material and furniture. This will include pavers and colored concrete sidewalk, street trees and grates, benches, street lights, garbage cans and recycle containers. BP, GP Complete CE 34. Storm water: Currently storm water enters the site from the main driveway on El Camino Real in an uncontrol led fashion. This storm water shall be collected in a storm drain inlet and drained to Atascadero Creek. This can be accomplished in El Camino Real or through the project site. BP, GP Complete CE 35. Cooperation related to Public Improvements: The applicant shall cooperate and provide any needed access to his property in regard to all BP, GP Ongoing CE 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. public improvements that may need to be installed, by the City, fronting or adjacent to his property. This includes but is not limited to all medians, sidewalks, streetscape and the pedestrian bridge. 36. Driveway Closure: The project proposes to create a right in driveway across El Camino Real for the current Denny’s restaurant and to incorporate the left out component with Rabobank's driveway (the driveways across El Camino Real shall line up with project's Driveway) in order to improve traffic circulation and safety through the construction of a center median in El Camino Real. Approval from both businesses and all affected property owners must be obtained to complete this work. The applicant shall acquire all easements, agreements, and or title interest in offsite land in order to realign the driveways with the applicants proposed driveway. The Applicant shall be responsible for any onsite private improvements on the above mentioned landowner’s property. The applicant shall provide the City with electronic and hard copies of all approved public improvement plans. FM Completed CE 37. Street repair: All trenches cuts or work in the asphalt surface shall be repaired to Public Works Standards. All cuts will be saw cut square and even. Small groups of cuts will not be allowed. The repair shall provide a final smooth driving surface. BP, GP Ongoing CE 38. Santa Ysabel Ave (SR 41) and Capistrano Ave.: All existing sidewalk, curbs and gutter and curb ramps shall be smooth, and even without uplifting or major cracks. Any facility not meeting this condition shall be replaced. Public Improvement plans shall be submitted detailing the design. BP, GP Ongoing CE 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. Any work on State Route 41/Santa Ysabel Ave shall be approved by Caltrans. BP, GP Ongoing CE Public Works Improvements (On Site): 40. All on-site public works improvements will meet City of Atascadero Standards. This includes driveways, sidewalks, parking, drainage, landscaping, lighting, and other public works facilities . FM Ongoing CE Drainage: 41. This project proposes to convey all storm water to Atascadero Creek in two existing culvert systems. One is an existing 12 inch storm drain and the other is (3) 60 inch storm drains. BP, GP CE 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. 42. Drainage calculation. Drainage calculations shall be produced considering all areas tributary to this property. These calculations shall be in conformance to the City of Atascadero Engineering Standards. 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 Completed CE 43. A Storm Water Pollution Prevention Plan shall be produced and approved by the Regional Water Quality Control Board and the City of Atascadero. These plans shall recommend mitigation measure during and after construction to eliminate point and non-point source pollution into Atascadero Creek. A filter system, mechanical or non, shall be installed with this project. This system shall comply with the intent of National Pollution Discharge Elimination System, Phase II requirements. BP, GP Ongoing CE 44. Obtain approval by the City Engineer of the grading & drainage plan and the storm drain design & facilities. Completed 45. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. BP, GP Completed WW 46. Concentrated drainage from off-site areas shall be conveyed across the project site in drainage easements. BP, GP Completed WW Wastewater: 47. 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, GP Ongoing WW 48. All sewer main taps will be done by the City of Atascadero. The developers shall pay a sewer tap fee. Ongoing WW/CE 49. Sewer connection permit shall be issued separately (from building permit) after public sewer extension has been completed and has received a satisfactory final Public Works inspection. Final project inspection shall be contingent upon completion of the public sewer extension and Public Works final inspection. BP, GP Ongoing CE Solid Waste Conditions: 50. The City of Atascadero and the Atascadero Waste Alternative shall approve the location, size and design of all solid waste facilities. The facilities shall include room for recycling and green waste containers. The location of the facilities will take into account the collection of the solid waste. BP Ongoing CE/PS Waste Alt. STANDARD CONDITIONS 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. 51. 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 Completed CE 52. 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 Completed CE 53. The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM Completed CE 54. The applicant shall enter into a Plan Check/Inspection agreement with the City. BP Completed CE 55. The applicant shall acquire title interest in any off-site land that may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. FM Completed CE 56. Slope easements shall be obtained by the applicant as needed to accommodate cut or fill slopes. FM Completed CE 57. Drainage easements shall be obtained by the applicant as needed to accommodate both public and private drainage facilities. FM Completed CE 58. A preliminary subdivision guarantee shall be submitted for review in conjunction with the processing of the parcel map. FM Completed CE 59. The Final Map shall be deemed acceptable to the City Engineer prior to the map being placed on the agenda for City Council acceptance. FM Completed CE 60. Prior to recording the Final Map, the applicant shall pay all outstanding plan check/inspection fees. FM Completed CE 61. Prior to recording the Final Map, the applicant shall complete all improvements required by these Conditions of Approval or bond for them. FM Completed CE 62. Prior to recording the Final 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 th ey will be sufficient to enable the survey to be retraced. FM Completed CE 63. Prior to recording the Final 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 Completed CE 64. All existing and proposed utility, pipeline, open space, or other easements are to be shown on the Final/Parcel map. If there are FM Completed CE 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the Final/Parcel Map. 65. Prior to recording the Final 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 Parcel Map. FM Completed CE 66. Prior to the issuance of building permits the applicant shall submit plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. BP Completed CE 67. The applicant shall be responsible for the protection, relocation and/or alteration of existing utilities. FM Ongoing CE 68. The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground. FM Ongoing CE 69. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. FM Ongoing CE 70. Prior to issuance of building permits, the applicant shall submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. BP, GP ongoing CE 71. Prior to the final inspection, all outstanding plan check and inspection fees shall be paid. BP, GP ongoing CE 72. Prior to the final inspection, 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 and the Uniform Building Code (UBC). FM ongoing CE Atascadero Mutual Water Company 73. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross-connection devices shall conform to AWWA and California Department of Health Services standards. GP, BP Completed AMWC 2018 Amended Conditions of Approval / 2004 Mitigation Monitoring Program Colony Square Mixed-Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. 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 Ongoing AMWC 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 El Camino Real, Morro Rd., and Santa Ysabel Ave. GP, BP Completed AMWC 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 Ongoing AMWC 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 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 Completed AMWC 78. The applicant shall obtain a separate landscape-irrigation meter(s) from AMWC for the common areas within the project. GP, BP Ongoing AMWC 79. Landscaping for the common areas shall be drought-tolerant. GP, BP Ongoing PS 80. Before the installation of landscape, the Community Development Department shall review and approve the irrigation and landscape plans for the project. The AMWC may review irrigation plan submittal to include the following: a) Landscape irrigation meter location and size. b) Backflow prevention device type, location, and manufacturer. c) Flow and precipitation rate for each circuit. d) Irrigation schedules including schedules for establishment period and post establishment period. e) Total anticipated water application per circuit per month for both schedules. f) Total landscape water application. g) Use drip irrigation where ever possible. h) A check valve shall be installed on the lowest head in each sprinkler circuit. GP, BP Ongoing PS & AMWC 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure Mitigation Measures AESTHETICS: Mitigation Measure 1.c.1: The following landscape mitigations shall apply:  The project shall include landscaping of all common areas, including slopes, streetscapes, parking lot shade trees and street trees.  The project shall include entryway feature landscaping and multi-family common area landscaping.  All proposed on-site trees shall be 15-gallon minimum size, double- staked. Street and parking lot trees shall be selected to provide shade over paved areas and pedestrian pathways to reduce urban heat buildup, improve air quality, and provide visual unity to the streetscape.  Common area and public outdoor furniture, lighting fixtures, trash receptacles, and signage shall be of architectural quality and durability. BP PS, BS, CE 1.c.1 Mitigation Measure 1.c.2: The proposed development shall include the use of paint and roof colors designed to compliment the architectural theme and reduce the potential for reflected light and glare. BP PS, BS, CE 1.c.2 Mitigation Measure 1.c.3: Directional signage shall be incorporated into the project in style and compatibility with the proposed project. Any sign lighting shall be low-level external lighting. BP PS, BS, CE 1.c.3 Mitigation Measure 1.d.1: On-site street and parking lot 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. Pedestrian luminaire pole heights shall not exceed 12 feet in height, and all street and parking lot lighting shall not exceed 16-feet in height, limit intensity to 2.0 foot candles at ingress/egress, and shall otherwise be within a range of 0.6 foot candle minimum to 1.0 maximum. Fixtures shall be shield cut-off type and compatible with downtown setting, subject to staff approval. BP PS, BS, CE 1.d.1 Mitigation Measure 3.b: Each development phase shall be conditioned to comply with all applicable District regulations pertaining to the control of construction equipment exhaust emissions and fugitive dust (PM-10) emissions from construction activities as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment  Maintain all construction equipment in proper tune according to manufacturer’s specifications.  Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non-taxed version suitable for use off-road).  Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB’s 1996 or newer certification standard for off-road heavy-duty diesel engines.  All on and off-road diesel equipment shall not be allowed to idle for BP, GP PS, BS, CE 3.b 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure more than 5 minutes. Signs shall be posted in the designated queuing areas to remind drivers and operators of the 5 minute idling limit.  Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). The determination of the quantity and type of diesel emission control devices that are appropriate for the project must be performed in consultation with APCD staff three months prior the start of the construction phase. Some consideration will include: amount of cut & fill, age of fleet, project duration and proximity to sensitive receptors. The APCD is concerned about the proximity of this redevelopment project to sensitive receptors such as Atascadero Junior High School. Sensitive receptors may be a consideration in the APCD’s decisions regarding the appropriate mitigation for the construction phase diesel emissions. Section 6.4: Activity Management Techniques  Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period.  Schedule construction truck trips during non-peak hours to reduce peak hour emissions.  Limit the length of the construction workday period, if necessary.  Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown wi th a fast-germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re-vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. BP,GP PS, BS, CE 3.b 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure G. All roadways, driveways, sidewalks, etc., to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment before leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 3.b.2: Demolition Activities The project referral indicated that there are existing structures on the proposed site that will be demolished. Demolition activities can have potential negative air quality impacts, including issues surrounding proper handling, demolition, and disposal of asbestos containing material (ACM). Asbestos containing materials could be encountered during demolition or remodeling of existing buildings. Asbestos can also be found in utility pipes/pipelines (transite pipes or insulation on pipes). If utility pipelines are scheduled for removal or relocation; or building(s) are removed or renovated this project may be subject to various regulatory jurisdictions, including the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include but are not limited to: 1) notification requirements to the District, 2) asbestos survey conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements of identified ACM. Please contact Tim Fuhs of the Enforcement Division at 781-5912 for further information. BP, GP PS,BS, APCD 3.b.2 Mitigation Measure 3.b.3: Naturally Occurring Asbestos The project site is located in a candidate area for Naturally Occurring Asbestos (NOA), which has been identified as a toxic air contaminant by the California Air Resources Board (ARB). Under the ARB 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 NOA is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District (see BP, GP PS,BS, APCD 3.b.3 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure Attachment 1). 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. Please refer to the APCD web page at: http://www.slocleanair.org/business/asbestos.asp for more information or contact Tim Fuhs of our Enforcement Division at 781-5912. Mitigation Measure 3.b.4: Construction Phase Permitting :Portable equipment, 50 horsepower (hp) or greater, used during construction activities may require California statewide portable equipment registration (issued by the California Air Resources Board) or a District permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive.  Portable generators (50 hp or greater)  Concrete batch plants  Rock and pavement crushing  Tub grinders  Trommel screen BP, GP BS, PS, CE, APCD 3.b.4 Mitigation Measure 3.b.5: Provide Transit bus stop and transit stop enhancements to serve project site. BP, GP BS, PS, CE, APCD 3.b.5 Mitigation Measure 3.b.6: Provide incentives to employees to carpool/vanpool, take public transportation, telecommute, walk, bike, etc by implementing the Transportation Choices Program. The applicant should Contact SLO Regional Rideshare at 541-2277 to receive free consulting services on how to start and maintain a program. BP, GP BS, PS, CE, APCD 3.b.6 Mitigation Measure 3.b.7: Provide pedestrian signage and signalization to improve pedestrian safety. BP, GP BS, PS, CE, APCD 3.b.7 Mitigation Measure 3.b.8: Provide continuous pedestrian walkways separated from the roadway by landscaping and on street parking, as feasible. BP, GP BS, PS, CE, APCD 3.b.8 Mitigation Measure 3.b.9: Implement on-site circulation design element in parking lots to reduce vehicle queuing and improve the pedestrian and bicycle environment. BP, GP, BS, PS, CE, APCD 3.b.9 Mitigation Measure 3.b.10: Provide engineered connections between the project and the existing network of bicycle routes/paths, as feasible. BP, GP BS, PS, CE, APCD 3.b.10 Mitigation Measure 3.b.11: Provide on-site long and short term secure bicycle parking for residential and commercial elements of the project. BP, GP BS, PS, CE, APCD 3.b.11 Mitigation Measure 3.b.12: Include internal wiring/cable in dwelling units and office buildings that enables multiple points where telecommuting, telelearning and teleconferencing can occur simultaneously. BP, GP BS, PS, CE, APCD 3.b.12 Mitigation Measure 3.b.13: Increase the building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall, or floor insulation, installing double pane windows, using efficient interior lighting, etc.). BP, GP PS, BS, CE, APCD 3.b.13 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure Mitigation Measure 3.b.14: Provide outdoor electrical outlets to encourage the use of electric appliances and tools. BP, GP PS, BS, CE, APCD 3.b.14 Mitigation Measure 3.b.15: Use built-in energy efficient appliances. BP, GP PS, BS, CE, APCD 3.b.15 Mitigation Measure 3.b.16: Use low energy parking lot and street lights. BP, GP PS, BS, CE, APCD 3.b.16 Mitigation Measure 3.b.17: The following uses could be problematic if residential quarters are included in the same building and are not recommended by APCD:  Nail Salons  Dry-cleaners  Coffee Roasters  Gasoline Stations  Furniture refurbishing/refinishing  Any type of Spray Paint Operation BP, GP PS, BS, CE, APCD 3.b.17 BIOLOGICAL RESOURCES: Mitigation Measure: 4.e.1: The Precise Grading Plan shall identify tree protection fencing around the dripline of each existing on-site tree identified for retention within 20 feet of construction activity. BP, GP PS, BS 4.e.1 Mitigation Measure 4.e.2: The building permit site plan shall identify all protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan which shall be submitted prior to permit issuance. Tree protection fencing shall be installed at the locations identified in the Tree Protection Plan and/or as recommended by the project arborist. BP, GP PS, BS 4.e.2 Mitigation Measure 4.e.3: Trees proposed for removal shall be replaced on site as 15 gallon minimum size trees at a 4:1 ratio. All tree impact/replacement mitigation shall be consistent with Atascadero Municipal Code Section 9-11.105. The certified arborists report 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, and the 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, root zone fencing trunk protection, and any other precautions shall be installed for inspection during the meeting. BP, GP PS, BS 4.e.3 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure (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 of any development phase, 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. Mitigation Measure 4.e.4: Grading and excavation work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include:  All existing trees outside of the limits of work shall remain.  Earthwork shall not exceed the limits of the project area.  Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done.  Vehicles and stockpiled material shall be stored outside the dripline of all trees.  All trees within the area of work shall be fenced for protection with 4 - foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities.  Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal BP,GP PS,BS 4.e.4 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure GEOLOGY AND SOILS: Mitigation Measure 6.b.1: The Building Permit Application plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. GP PS, BS, CE 6.b.1 Mitigation Measure 6.b.2: All cut and fill slopes shall be treated with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. GP PS, BS, CE 6.b.2 Mitigation Measure 6.c.d.1: A site-specific soils report shall be required to be submitted with a future building permit by the community development department. The building plans will be required to follow the recommendations of the soils report to assure safety for occupants and buildings. BP, GP PS, BS, CE 6.c.d.1 HYDROLOGY AND WATER QUALITY: Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted by the applicant and reviewed 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 RWQCD and the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. TO, FI PS, BS, FD 8.e.f.1 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. GP PS, BS, CE 8e.f.2 Mitigation Measure 8.e.1: The proposed storm drain system, including the on-site drainage basins, shall be designed per the City of Atascadero Engineering standards, subject to review and approval of the City Engineer. GP PS, BS, CE 8.e.1 NOISE: Mitigation Measure 11.a.b.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours of operation. Failure to comply with the noise ordinance may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director, and in addition to penalties identified in the Ordinance. GP, BP PS, BS, CE 11.a.b.1 2004 Mitigation Monitoring Program Colony Square Mixed Use Master Plan of Development Conditional Use Permit 2004-0127 As Amended May 15, 2018 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map 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. Mitigation Measure TRANSPORTATION/TRAFFIC: Mitigation Measure 15.f.1: The project entrance on El Camino Real shall operate at Level of Service “C” or better during am and pm peak hour traffic flow. The existing driveways across El Camino Real from the project entrance, Denny’s Restaurant and Rabobank, shall be incorporated into one driveway that is directly across the entrance. Landscaped medians with turn pockets will be placed on El Camino Real to control turning movements. Traffic signal or other traffic control device may be placed in order to achieve Level of Service “C”. This device shall be approved by Caltrans and Public Works to be sure it does not conflict with existing traffic control on El Camino Real. BP, CE PS, BS, CE 15.f.1 Mitigation Measure 15.f.2: A pedestrian crossing shall be constructed across El Camino Real. This pedestrian crossing will be designed and constructed to allow pedestrians sufficient time to cross El Camino Real and provided sufficient site distance and warning for vehicles to stop for the pedestrians. A refuge area will be placed in the median in El Camino Real for pedestrians. BP, CE PS, BS, CE 15.f.2 Mitigation Measure 15.f.4: The intersection of Capistrano, Lewis Avenue, and the project entrance shall be a 4 way stop with crosswalks. BP, CE PS, BS, CE 15.f.4 Mitigation Measure 15.f.5: A transit stop shall be incorporated into the project frontage along El Camino Real. The transit stop shall have a turn out, signage and shelter designed to City Standards and approved by Atascadero Transit. BP, CE PS, BS, CE 15.f.5 Mitigation Measure 15.f.6: Passenger drop off zone will be incorporated into the project frontage on El Camino Real. This drop off zone will not conflict with the transit stop. BP, CE PS, BS, CE 15.f.6 Mitigation Measure 15.f.7: The interior circulation system shall allow vehicles to access to the 3 project driveways with clear and unobstructed travel. The parking lot and parking spaces shall be designed per the Municipal Code 9-4. Parking spaces shall be set back far enough from the project entrances to allow vehicles to enter the site without having to wait on the City street for vehicles backing out of parking spaces. BP, CE PS, BS, CE 15.f.7 Mitigation Measure 15.f.8: The project applicant shall acquire one or more written legal parking agreements with property owners of adjacent or nearby parking sites for an amount to satisfy maximum peak parking demands (as identified in Table B) during any day of the week. The parking agreement shall be approved by the City prior to issuance of building permit. BP, CE PS, BS, CE 15.f.8 Exhibit B-1: Master Plan of Development Colony Square, CUP 2004-0127 as Amended 5/15/18 This area superseded by 2012 amendment (Exhibit B-2) and 2018 amendment (Exhibit B-3) Exhibit B-2: Master Plan of Development – Buildings F, G, & H Approved by 2012 CUP Amendment Area of 2012 amendment Buildings F, G, & H Exhibit B-3: Master Plan of Development – Building B/C Approved by 2018 CUP Amendment Exhibit C-1: Elevations – Buildings F, G, & H Approved by CUP Amendment 2012 Exhibit C-2: Elevations – Building B/C Approved by CUP Amendment 2018 Exhibit C-3: Elevations – Building D (As approved 2005 by original CUP) Exhibit D-1: Building D Floor Plans & Sections (As approved 2005 by original CUP) First Floor Building D Second and third floors Building D Exhibit D-2: Building B/C Floor Plans (As approved 2018 CUP Amendment) First Floor Building B/C Second & Third Floors Building B/C Rooftop deck Building B/C Exhibit E: Project Summary, Square Footage & Allowed Uses Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit F: Color Board Colony Square, CUP 2004-0127 as Amended 5/15/18 Building C2: Benjamin Moore HC-52 Ansonia Peach Exhibit G-1: Sign & Storefront Guidelines Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit G-2: Sign & Storefront Guidelines (Building A Example Diagrams) Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit H-1: Landscape Plan (carried over from original CUP) Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit H-2: Landscape Plan Detail (carried over from original CUP) Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit I: Granary Tree Plaza Concept Carried over from 2006 Granary tree removal Conditions of Approval Colony Square, CUP 2004-0127 as Amended 5/15/18 [Type a quote from the document or the summary of an interesting point. You can position the text box anywhere in the document. Use the Drawing Tools tab to change the formatting of the pull quote text box.] Historical information plaque & 72” box valley oak tree required per 2006 tree removal permit Granary tree memorial plaza may be combined with the large center plaza “Town Square” Exhibit J: Project Details (carried on from original project plans) Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit K-1: Character Photos (carried on from original project plans) Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit K-2: Character Photos (carried on from original project plans) Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit L-1: Building A – Galaxy Theater & Retail/Restaurants Site photos of approved & as-built projects incorporated into CUP Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit L-2: Building E – Round Table Pizza Site photos of approved & as-built projects incorporated into CUP Colony Square, CUP 2004-0127 as Amended 5/15/18 Exhibit L-3: Creekside Building, 6907 El Camino Real Site photos of approved & as-built projects incorporated into CUP Colony Square, CUP 2004-0127 as Amended 5/15/18