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HomeMy WebLinkAboutPC Resolution 2019-0012EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070) PLN 2014-1519 Principal Mixed-use Amendment 2019 EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070) PLN 2014-1519 Principal Mixed-use Amendment 2019 EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070) PLN 2014-1519 Principal Mixed-use Amendment 2019 EXHIBIT A: 2019 Vesting Tentative Subdivision Map, Grading, Utility Plan (Tract 3070) PLN 2014-1519 Principal Mixed-use Amendment 2019 ITEM 3 | 12/5/2017 MIXED-USE PLANNED DEVELOPMENT, 9105 PRINCIPAL AVE PLN 2014-1519 / ECR Principal LLC EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program 2019 Conditional Use Permit and 2019 Vesting Tentative Tract Map (Tract 3070) Principal Mixed-Use 2019 Amendment, Planned Development (PD-24) GENERAL PLANNING CONDITIONS 1. The approval of this General Plan amendment, zone change, tentative tract map, and use permit shall become final and effective following City Council approval. 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 the Zone text and map change 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. 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. 4. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 5. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date, and/or for the life of Tentative Tract Map (3070 dated 2019). At the end of the period or upon expiration of Tentative Tract Map (3070 dated 2019), the approval shall expire and become null and void unless the project has received a building permit. 6. All previous exhibits approved shall be superseded by the most current 2019 Master Plan of Development approved by City Council on ___________. 7. 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 8. All subsequent subdivisions and construction permits shall be consistent with the Master Plan of Development contained herein. ARCHITECTURAL CONDITIONS 1. All exterior elevations, finish materials, colors, completed structures, hardscape finishes, and site improvements shall be consistent with the Master Plan of Development as shown in the attached EXHIBITS with the following modifications and clarifications. Conformance with the Master Plan of Development and Conditions of Approval shall be required at time of building permit submittal, and time of permit final, and ongoing in perpetuity for the life of the Master Plan of Development:  All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be durable, high quality, and consistent with the architectural appearance of the development.  Side and rear residential elevations shall be consistent with the color, architectural detail, materials, window and door detail, roof eaves, trellis elements, as shown in the proposed Master Plan of Development, except as noted in the conditions of approval. Elevations shall be 4-sided and not contain blank walls or facades.  All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible screening, fencing, or landscaped enclosures.  The garage door styles and materials shall be architectural grade, with decorative styles to match the building architecture. Garage doors shall be painted to match the building color scheme of the unit.  Any proposed exterior street, pedestrian, or building mounted light fixtures shall be of architectural grade, appropriate scale, and design and shall compliment the architectural style, subject to staff approval. Light fixtures shall comply with Zoning Ordinance requirements for shielding of light sources to prevent offsite glare.  Stucco siding shall be smooth troweled or similar.  Roof materials shall be architectural grade. 2. Upgraded elevation styles, material upgrades such as siding or shingles, and architectural enhancements shall be installed on all visible side and rear elevations of the attached and detached residential units, subject to staff approval at time of building permit submittal. Enhancements shall be identified on plans at time of building permit submittal, and shall be installed prior to building permit final. 3. At time of permit submittal, time of permit final, and ongoing, the proposed mixed-use live-work building shall be consistent with Exhibits of the approved Master Plan of Development, subject to the following modifications and clarifications:  The first-floor elevation facing Principal Avenue and the two side elevations of the building shall incorporate doors/windows/storefronts, materials, and architectural enhancements consistent with the City’s Appearance Review Manual guidelines and Design Toolbox for commercial buildings. The architecture at ground floor of this building shall reflect a commercial office style. Commercial entrances/storefronts shall be denoted by the architectural design elements of the building. Elevations for the live-work building shall be reviewed by the Planning Director prior to Building Permit issuance.  Emphasis on the residential doorway entrances on Principal Avenue shall be minimized on this frontage, where feasible, in order to enhance the commercial office appearance and commercial viability of future businesses at this location.  An area for signage shall be identified for each live-work building. Signage shall be consistent design, size, material, and lighting for all live-work spaces in this building.  Walkways, landscape, and signage for each commercial unit in the live-work building shall be designed and reviewed to enhance the commercial entrances on Principal Avenue.  Any proposed changes to the architectural character must be approved by the Design Review Committee or other mechanism deemed appropriate by the Planning Director. 4. The proposed car-wash shall be consistent with Exhibit G and N of the approved Master Plan of Development. A solar shade structure may be added to the site to provide covered parking for the carwash. Any proposed changes to the architectural character must be approved by the Design Review Committee or other mechanism deemed appropriate by the Planning Director. The carwash shall be maintained in conformance with the Exhibits and the conditions of approval for the life of the Master Plan of Development. 5. Colors and materials shall be as generally shown in Exhibits, subject to the following modifications and clarifications:  Distinct color schemes shall be provided throughout the development, subject to approval of the Community Development Director.  A complete color scheme key/map shall be provided at time of building permits to identify color schemes to be used on each unit throughout the development, subject to staff approval. Color schemes shall be disbursed throughout the development so that no identical color schemes are directly adjacent or directly across the street from one another.  Paint colors and materials shall wrap corners/sides of the building and be consistent on materials which wrap around sides so that wall colors and wainscoting do not abruptly change at building facades.  Garage doors shall be painted to match the building color scheme of the individual units.  Final selection of colors and materials, and location of color schemes throughout development shall be submitted with Building Permits and shall be subject to staff approval. SITE DEVELOPMENT CONDITIONS 1. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBITS, except as noted in conditions of approval. 2. Decorative concrete pavement shall be added to the easterly driveway entrance onto Principal Avenue (main residential entrance) as shown on the Landscape plan, Exhibit D. Within the public right-of-way, decorative pavement shall be limited to the vehicular drive isles and shall not encroach onto or replace the City Standard public sidewalk within said public right-of-way, to the satisfaction of the City Engineer. 3. The driveway on Lot 17 shall be modified to provide adequate depth for parked cars in front of the garage. Depth and design of driveway shall be identified on building permits to the satisfaction of the City Engineer and the Community Development Director. 4. The building permits for the stacked-flat units (lots 43 – 46) shall identify trash storage areas and access, private open space, laundry facilities, and enclosed storage in compliance with Atascadero Municipal Code standards for multifamily units. 5. A minimum of two (2) dedicated parking spaces shall be provided with signage for each of the stacked flat units (lots 43 – 46.) 6. All utilities within the project boundaries and along project frontages shall be installed underground, with the exception of the power line that extends across the ephemeral drainage swale on the interior of the project. 7. Approval of this permit shall include the removal of 6 Native Oak Trees, totaling 149-inches dbh. The applicant shall be required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance. Any additional removals shall be subject to Planning Commission approval. 8. The recommendations identified in the arborist report shall be implemented during construction. The developer shall contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees during construction. 9. Proposed improvements may impart modifications to the existing channel and may be subject to Fish & Wildlife and/or US Army Corp review/permits. Applicant will be responsible to obtain any required agency permit prior to issuance of a grading permit. 10. 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. 11. Residential neighborhood identification monument signage shall be permitted through a staff level review and subject to a separate building permit. Residential monument signage shall comply with the size and lighting standards of the Atascadero Municipal Code, and the monument structure(s) shall be architecturally compatible with the overall project design. Residential neighborhood identification shall not be internally illuminated (external lighting is permitted.) 12. Any monument signs proposed within the project area shall be located outside of the line of sight at intersections. Verification of line of sight clearance shall be required at time of building permit submittal for the sign(s). 13. A sound wall may be installed as shown in Exhibit M between the residential and commercial portions of the project. The wall shall include a decorative finish, such as stucco with a decorative cap or similar style (not exposed CMU block,) subject to approval of the Community Development Director. Colors and materials shall be consistent with surrounding development, subject to staff approval. Landscape of varying heights shall be installed on both sides of the wall to soften the appearance of the sound wall. 14. Prior to final of public improvements, Subdivider shall install red curb or no parking stripping and/or signage, parking height restriction, and weight and along Principal Avenue / El Camino Real for intersection and traffic safety to the satisfaction of the City Engineer 15. The proposed car -wash use shall apply for a building permit prior to occupancy for the 1st residential unit. 16. Lot 62, the 8111 sq. ft. commercial parcel on El Camino Real identified for future development, shall be landscaped and maintained in clean condition as part of the subdivision improvements for Tract 3070. Interim site improvements as identified on the preliminary landscape plan Exhibit D, shall be installed prior to completion of Phase 1 of the residential units (prior to final of 26th unit.) Any security fencing on the site shall be decorative in style (open tubular black metal fencing or similar.) Chain link, T-posts, or barb wire fences shall not be permitted to be installed on the vacant commercial lot. Any frontage improvements, undergrounding of utilities, or landscape required in front of this parcel on the El Camino Real frontage, shall be required to be installed as part of the subdivision improvements for Tract 3070. Lot 62 shall be owned and maintained in separate ownership and shall not be included with the CC&R’s or maintenance responsibilities of the residential HOA. 17. Future development of Lot 62, the 8111 sq. ft. commercial parcel on El Camino Real, shall be reviewed and approved by the Design Review Committee prior to building permit or grading permit issuance. No new or additional driveways on El Camino Real shall be permitted to be installed for access to Lot 62 due to traffic safety limitations at this location. Per the previously recorded reciprocal easement and access agreement, access to Lot 62 shall be taken from the existing El Camino Real driveway located at the north side of Lot 62, or access shall be provided through an internal connection to the Planned Development. The Final Map for Tract 3070 shall show dedication of vehicular access rights along the El Camino Real frontage, or existing access rights, of Lot 62 to the satisfaction of the City Engineer. The existing driveway on Lot 62 may be widened to serve this lot. The proposal for access to lot 62 shall be reviewed and approved by City Engineer to ensure traffic safety and easement requirements are met prior to Building Permit or grading permit issuance for future development of Lot 62. Future development on Lot 62 shall be subject to a minimum setback of 20 feet from the drainage swale and/or wetland areas. Future development of Lot 62 may propose a less restrictive setback if supported by a biological evaluation prepared by a City approved Biologist, and reviewed and approved by the Community Development Director. LANDSCAPE AND FENCING CONDITIONS 1. 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 EXHIBITS, and as follows:  All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material.  All areas shown on the landscape plan shall be landscaped by the developer completed at the discretion of the Community development Department.  London Plane or similar street trees shall be provided along El Camino Real, Principal Avenue, Pino Solo, and all interior streets at a minimum spacing of 30 feet on center. Trees planted near roads and sidewalks shall include deep-root planting barriers.  Street and open space trees shall be minimum 15-gallon size and double staked.  The bio swales shall be incorporated into the landscape plan to be aesthetic and act as landscape features. Landscape in and around bio swales shall be installed by the developer prior or building permit final.  The final landscape and irrigation plan shall conform to Atascadero Municipal Code requirements, including the City’s Water Efficient Landscape Ordinance. Landscaping must consist of drought tolerant species and utilize drip irrigation.  The landscape plan submittal at time of building permits shall identify a variety of heights of landscape material (low, medium, and tall plants.) 2. Prior to final of residential units, additional 24-inch box size evergreen screen trees shall be incorporated in the rear yards of properties identified in Exhibit L. 3. All landscape shall be maintained in a healthy and thriving condition in perpetuity. The applicant and its successors shall be responsible for maintaining landscape and replacing any dead or failing landscape trees, ground cover and shrubs. 4. Ongoing, all project fencing shall be installed consistent with EXHIBIT K, with following exceptions:  Lot 3: Side yard fence adjacent to Pino Solo shall be setback a minimum 10 feet from the back of sidewalk.  Side fencing adjacent to the on street parking, roads, and sidewalks shall be setback a minimum of 5 feet.  Gates shall be included as necessary to access any trash storage locations on side or rear yards.  All fences shall be either stained or painted to maintain the appearance and life of the wood fencing. All fences shall have trim caps as identified in EXHIBIT K.  Decorative fences under four (4) feet in height, and consistent with the fencing color and general style of the development, may be installed within required front and corner side or rear setbacks, upon applicant’s request, upon review and approval by the Planning Department. 5. Drainage basins shall not be fenced. Basins shall be designed to meet maximum depth and slope requirements in way which does not require basins to provide safety fences. The basins primary purpose is water filtration and they shall be designed per the requirements of the RWQCB. Basins shall be landscaped to serve a secondary purpose as visual landscape features for the development, and shall serve as multipurpose open space / potential recreation areas, to the extent feasible. 6. Trash and recycling container storage areas shall be provided on each lot in a screened location. Designated trash storage shall not be located within the garage if it conflicts with providing adequate parking spaces within the garage. If trash storage is proposed to be located outside, a concrete pad shall be installed for placement of trash receptacles, and gate access shall be provided to bring trash out to the curb. Trash storage location shall be identified for each unit at time of building permit submittal, and shall be installed prior to final of each residential units. FINAL MAP, PLANNING CONDITIONS 1. Affordable Housing Requirement: The Subdivider shall deed restrict a minimum of six (6) residential units for the time period required by the California State Density Bonus Law, and not less than 30 years. Three of the units shall be dedicated at the Moderate-income level and three units at the Low-income affordability level, prior to or concurrently with City Council approval of the Final Map. The project’s affordable housing shall comply with State Density Bonus Law. All affordable units shall be distributed throughout the project, and shall be constructed at the same time as the market rate units. A phasing plan shall be submitted by the Applicant to show affordable unit construction in each phase of the project, to ensure a percentage of affordable units are built in each phase at the same construction timing as the market rate units. Affordable unit location and phasing plan shall be reviewed and approved by the Community Development Director to ensure consistency with the City Council’s Inclusionary Housing Policy. The Community Development Director may require the affordable housing lots to be identified on the Final Map, on an additional map sheet for information purposes only, as provided by the Subdivision Map Act. 2. 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. 3. All maintenance costs for all on-site improvements, facilities, and areas listed below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a Home Owners Association, or similar funding mechanism, established by the developer and subject to City approval. The Home Owners Association or other funding mechanism shall be in place prior to City Council approval of the Final Map. The Home Owners Association shall be approved by the City Attorney and Administrative Services Director prior to City Council approval of the 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. b. All parks, trails, recreational facilities and like facilities. c. All open space and native tree preservation areas. d. All drainage facilities and detention basins. e. All creeks, flood plains, floodways, wetlands, and riparian habitat areas. f. All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. g. All frontage landscaping and sidewalks along arterial streets 4. At time of Final Map submittal, the applicant shall submit Covenants, Conditions & Restrictions (CC&Rs) for review and approval by the Community Development Department. The CC&R’s shall record concurrently with the Final Map and shall include the following: i. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. ii. A detailed list of each individual homeowner’s responsibilities for maintenance of the individual units. iii. Individual unit’s responsibility for keeping all trash receptacles within the designated screened trash storage areas. iv. 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. 5. Deed notification shall be applied to each of the new lots, notifying homeowners of the following:  That adjacent residential lots outside the PD 24 boundaries may be used for agricultural purposes, including keeping of livestock animals, facilities, and equipment;  Residential lots are located within a Master Plan of Development and are subject to rules and regulations established by the CC&Rs, PD-24 overlay zone, and the approved Master Plan of Development;  Residential lots are adjacent to approved commercial uses that may generate noise consistent with the City’s Noise Ordinance.  Drainage swales, basins, and other storm water facilities are located within private lots and must be maintained as design, engineered and installed by the original developer. Alterations to the drainage plan for Tract 3070 are not allowed without prior approval of the City.  Fences or other structures are not allowed within or adjacent to the existing drainage swale located on the westerly and northwesterly site boundaries without proper approvals by the City and any other required outside permitting agencies such as the California Depart of Fish and Wildlife, Army Corps of Engineers, or the Regional Water Quality Control Board (RWQCB). 6. Deed notifications shall be recorded on the live-work units to notify future property owners that the first floor of the building is reserved for office or commercial uses, consistent with the Master Plan of Development and PD 24 overlay. The ground floor of these units shall not be permitted to be used as residential dwelling space. WATER AND FIRE CONDITIONS 1. Fire Sprinklers are required on all structures consistent with the California Building Code adopted at the time of building permit submittal. 2. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for the newly created lots within the subdivision. 3. The Applicant shall extend the water distribution system to the satisfaction of the Atascadero Mutual Water Company (AMWC) and City Engineer. 4. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. 5. 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. PUBLIC WORKS GENERAL CONDITIONS 1. Plans, specifications, and details prepared for the public and private improvements required of Tract 3070 shall be prepared in accordance with City Standard Specifications and Drawings, and to the satisfaction of the City Engineer. 2. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer. PIPs shall be prepared on 24”x36” plan sheets, use the City Standard border and signature block, and shall comply with Section 2 of City Standard Specifications. 3. The Applicant is responsible for all rights-of-way acquisitions and associated costs. 4. All plans shall contain the City of Atascadero "Standard Notes for Improvement Plans" on file in the City Engineer's office. 5. Roadway signing and striping shall be in accordance with the California Manual on Uniform Traffic Control Devices (CA-MUTCD). 6. Improvements involving wetlands, waterways, watercourses, sensitive habitat, etc., may require the review and approval of other agencies (e.g. – Army Corp of Engineers, State Fish & Wildlife, State Water Resources, etc.). If additional permits are required from other agencies, said permits shall be issued prior to the approval of the subdivision improvement plans. 7. In accordance with City of Atascadero Municipal Code Section 11-8.06, the Subdivider shall enter into an inspection agreement with the City Engineer. The City Engineer may require the Project Engineer to provide construction inspection for the project at the cost of the Subdivider. The contract inspector shall provide ongoing inspection as frequently as the City Engineer deems appropriate to satisfy that construction has been completed in substantial conformance with the plans and specifications. At the completion of construction and prior to the final inspection, the contract inspector shall submit the following items to the City Engineer:  Engineer of Work Certification (City form)  Soil Testing Reports  Material Certification Compliance  Record Drawings (including electronic files in PDF format and an AutoCAD base map)  Other documentation that may be required by the City Engineer to determine satisfactory completion of the project FINAL MAP 1. The Subdivider shall enter into a Subdivision Improvement Agreement with the City and bond for all subdivision improvements (public and certain private improvements) that are not completed prior to recordation of the Final Map. The Subdivision Improvement Agreement and bonds shall be approved by the City Council. 2. An engineer’s estimate of probable cost shall be submitted for review and approval by the City Engineer to determine the amount of the bonds. 3. If the tract monuments are not set prior to recordation of the Final Map, the Surveyor shall submit a letter stating the cost required to set the tract monuments and the Subdivider shall submit a Monumentation Bond in an equal amount, to the satisfaction of the City Engineer. 4. Street centerline monuments shall be provided at the following locations: a. Centerline of streets at intersections with other streets b. At the beginning and end of curves on the street centerline 5. The on-site roads and common open space areas shall be separate lots on the Final Map. 6. All on-site road rights-of-way shall be offered to the public in perpetuity. 7. Prior to recording the Final Map, the Applicant shall have the map reviewed by the public utility providers for power, telephone, gas, cable TV, and the Atascadero Mutual Water Company. The Applicant shall obtain a letter from each utility company stating that the easements and rights-of-way shown on the map for public utility purposes are acceptable. 8. Documents that the City of Atascadero requires to be recorded concurrently with the Map (e.g.: off- site rights-of-way dedications, easements not shown on the map, agreements, etc.) shall be listed on the certificate sheet of the map. 9. The City of Atascadero may require an additional map sheet for information purposes in accordance with the Subdivision Map Act. EASEMENTS 1. A 6-feet wide Public Utility Easement (PUE) shall be dedicated contiguous to all road rights-of-way within or contiguous to the subject property. 2. Road slope easements may be required where the road prism (including cut-fill slopes) extends beyond the rights-of-way. The easements shall extend not less than five feet (horizontally) beyond any daylight or catch line of the graded slope or other required road facility (such as a brow ditch, retaining wall, drainage swale, etc.), to the satisfaction of the City Engineer. 3. The Subdivider shall dedicate an easement for the following over the on-site private roadways and, as necessary, the common areas : a. A private wastewater collection system b. Atascadero Mutual Water System (AMWC) c. Public and private utilities d. Stormwater e. Ingress and egress of pedestrians and vehicles 4. Driveways serving more than one lot may require an easement for ingress/egress, public & private utilities, and drainage, to the satisfaction of the City Engineer. 5. Drainage easements: a. Easements shall be dedicated over areas containing drainage improvements that benefit or serve more than one property. The determination as to whether the easement is private or offered to the public will be determined by the City Engineer prior to approval of the subdivision improvement plan and Final Map. b. All lots shall be graded to preclude cross-lot drainage where possible; when required, concentrated drainage shall be conveyed via drainage improvements within appropriate easements, to the satisfaction of the City Engineer. c. Easements shall be dedicated over areas containing drainage improvements that benefit or serve more than one property. The determination as to whether the easement is private or offered to the public will be determined by the City Engineer prior to approval of the subdivision improvement plan and Final Map. d. Development on any lot that blocks or changes a natural drainage course may be required to provide an easement for the benefit of upstream tributary properties to an adequate point of discharge, to the satisfaction of the City Engineer. 6. Wherever an easement is created for commonly owned or operated improvements for the benefit of more than one lot, there shall also be created a maintenance and operations agreement, to the satisfaction of the Community Development Director, City Engineer and City Attorney. 7. Easements that are not intended to continue in perpetuity shall not be shown on the Final Map and shall be recorded by separate instrument. OFF-SITE ROAD IMPROVEMENTS 1. The Subdivider shall construct new street frontage improvements and street pavement on Principal Ave along the project frontage, to the satisfaction of the City Engineer. Frontage improvements shall be in accordance with City Standards Specifications and Drawings. Principal Ave (on the project side) shall be removed and replaced so as to complete a City standard street cross-section in accordance with City Standard No. 406, to the satisfaction of the City Engineer. Pavement removal shall be at least to the centerline of the roadway pavement (crown). The pavement section shall be designed based on a Traffic Index (TI) = 7.0 and a 50-yr design life. That portion of Principal Ave between El Camino Real and the first street entrance into the subject property shall be widened to accommodate one left-turn lane and one right-turn lane and the new frontage improvements shall align with the existing El Camino Real curb return. Overlay or reconstruction of additional portions of the Principal Ave may be required to conform the full roadway width to City Standard Specifications and Drawings, or, as a result of damage caused in-part or in-full by development activities of this subdivision. Existing overhead utilities shall be placed underground in conformance with plans and specifications to be prepared by the public utility companies having aerial facilities adjacent to or through the subject property, to satisfaction of the City Engineer 2. The Subdivider shall improve El Camino Real, to the satisfaction of the City Engineer. Improvements shall include at a minimum: a. Repair or replacement of the existing frontage improvements where said improvements are damaged or not in compliance with City Standard Specifications and Drawings. b. Street furniture as required by the City Engineer. c. Existing overhead utilities shall be placed underground in conformance with plans and specifications to be prepared by the public utility companies having aerial facilities adjacent to or through the subject property, to the satisfaction of the City Engineer. 3. The Subdivider shall improve Pino Solo, to the satisfaction of the City Engineer. Improvements shall include at a minimum: a. Repair or replacement of the existing pavement and shoulder (project side) where said improvements are damaged or not in compliance with City Standard Specifications and Drawings. b. Existing overhead utilities shall be placed underground in conformance with plans and specifications to be prepared by the public utility companies having aerial facilities adjacent to or through the subject property, to satisfaction of the City Engineer. 4. The two (2) street intersections on Principal Ave, serving the subject property, shall be constructed in accordance with City Standard Specifications and Drawings. Decorative pavements on-site shall not extend into the public right-of-way except as approved by the City Engineer. In general, decorative pavements extending off-site must be terminated prior to pedestrian walkways, cross-gutters, spandrels, etc., and will only be considered if constructed of stamped or colored concrete, to the satisfaction of the City Engineer. If decorative concrete pavement is permitted to extend into the public right-of-way, said pavement shall be maintained by the HOA. ON-SITE ROADWAYS 1. The horizontal and vertical design of roads shall be in compliance with the City of Atascadero Engineering Standards and Standard Specifications, to the satisfaction of the City Engineer. The City Engineer reserves the right to make modifications to all submitted road designs, when, in the opinion of the City Engineer, the public’s health and safety is benefitted. 2. The structural pavement section for private roads shall be based on a Traffic Index (TI) = 6 and a 20- year design life. New roads with pavement placed prior to the construction of buildings will be subjected to additional construction traffic and wear associated with the on-site construction not included in the design life of the pavement section. Therefore to off-set this, the AC thickness shall be increased from that which is derived from Caltrans method by either:  1” if the pavement is placed prior to building construction (pavement not phased).  1.5” if the pavement construction is phased (i.e. – a portion of the ultimate pavement thickness is deferred and a final pavement cap placed prior to final inspection). Final pavement cap shall not be less than 1.5”. 3. Street centerline monuments shall be provided at intersections and at the beginning and end of curves along the street centerline. 4. Prior to recordation of the Final Map, the Applicant shall establish a Homeowners’ Association (HOA) to provide sufficient funds on an annual basis to pay for the operation, maintenance and future replacement of the internal road system, serving the subdivision, including but not limited to: a. Pavement, pavement seals, aggregate base, road frontage improvements b. Striping, signage, street furniture c. Drainage facilities, detention basins, retention basins, bio-swales, & storm water treatment/control measures d. Maintenance of slopes containing the road prism Prior to recordation of the Final Map, the Applicant’s engineer shall prepare and submit an estimated operating budget and capital improvement replacement analysis for review and approval by the City Engineer. 5. Pavement and base sections shall be designed and constructed in accordance with the City of Atascadero Engineering Standard Specifications. When said specifications are not clear, lack necessary details, or are silent, the minimum standard shall be based upon the current edition of the San Luis Obispo County Public Improvement Standards or Caltrans Standard Drawings and Standard Specifications, as determined by the City Engineer. GRADING, DRAINAGE, & STORMWATER 1. Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer. 2. The City Engineer may require the Geotechnical Engineer to sign the improvement plans or provide a letter stating that the recommendations in the soils report have been incorporated into the improvement plans. 3. A Storm Water Control Plan (SWCP) shall be prepared in accordance with City Standard Specifications and the Regional Water Quality Control Board Res. No. R3-2013-0032. The SWCP shall include the City SWCP form available from the City Engineer. A hydrology study shall be included in the SWCP and the analysis shall include calculations supporting each Tier requirement identified in the SWCP. The scope of the study shall include analysis of the existing drainage channel located along the westerly side of the subject property. The study must identify on-site stormwater mitigation measures that result in a no-impact or minimal-impact to the existing drainage channel and downstream properties. Storm water detention and retention facilities will be required. All proposed detention or retention basins and associated drainage improvements shall be privately owned and maintained by the HOA. 4. Bridging, culverting, and/or modifications to the existing drainage channel must be in compliance with City standards and policies, the City's flood management regulations and be approved by the City Engineer, Community Development Director, Army Corp of Engineers, and the CA Department of Fish & Wildlife. 5. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities. The WDID number provided upon acceptance of the SWPPP into the State’s SMARTS System shall be noted on the Title Sheet of the Public Improvement Plans. 6. Storm Sewer. Shall be of either cast-in-place or precast reinforced concrete pipe, polyvinyl chloride pipe, high density polyethylene pipe or an approved equal. a. Minimum pipe diameter allowable on any storm drain within a roadway or road right-of-way shall be 18" diameter. A lesser size may be used for down drains on fill slopes if approved by the City Engineer. b. Minimum design velocity in closed conduits shall be 2 f.p.s. when conduit is flowing to the design capacity and should not exceed 15 f.p.s. c. Closed conduits shall be designed to convey the 10-year storm flow with gravity flow, the 25- year storm flow with head, and provide a safe overland route for the conveyance of overflow from a 100-year storm event. d. Storm Sewer Manholes shall be located at junction points, changes in gradient, and changes in conduit size to the satisfaction of the City Engineer. On curved pipes with radii of 200-ft to 400-ft, manholes shall be placed at the BC or EC of the curve and on 300-ft maximum intervals along the curve. On curves with radii exceeding 400-ft, manholes shall be placed at the BC or EC of the curve and on 400-ft maximum intervals along the curve for pipes 24" and less in diameter and 500-ft maximum intervals along the curve for pipes greater than 24" in diameter. Curves with a radius less than 200-ft will be handled on an individual basis to be reviewed and approved by the City Engineer. e. Spacing of manholes or inlets, of such size as to be enterable for maintenance, shall not exceed 500-ft for pipes 24" and smaller diameter and 600-ft for pipes greater than 24" in diameter, except under special conditions as approved by the City Engineer. The spacing of manholes shall be nearly equal wherever possible. f. Manholes or junction boxes shall be located to avoid being located in the gutter. Where a manhole or junction structure must fall in the gutter line, it shall be constructed as a grated inlet. g. Storm Sewer Inlets shall be spaced so gutter flow does not exceed a depth of 6" at the face of the curb for a 10-year storm and the 25-year storm flow will not damage private property and can be contained within the right-of-way. h. All on-site storm sewers shall be owned and operated by the HOA. FLOOD CONTROL BASINS 1. Flood control basins are utilized in the City of Atascadero, as determined appropriate depending upon site conditions: Retention basins, Detention basins, and Subsurface Infiltration Basins. In all cases, the Project Engineer shall provide evidence that the basin will completely drain within five (5) days to the satisfaction of the City Engineer. Retention Basin. Any drainage basin which is used as a terminal disposal facility shall be classified as a retention basin. a. Basin Capacity. The basin capacity is to be based on the theoretical runoff from a 50-year storm, 10-hour intensity for 10-hour duration. No reduction in required capacity shall be given for soil percolation rates. b. Percolation Test Required. A minimum of 3 percolation tests per basin shall be submitted to the City Engineer for review and approval prior to approval of the plans. The project engineer shall submit calculations and a report demonstrating the basin will drain within five-days of a single storm event as noted above. Deep soil borings may be required in areas where there is concern of shallow depth to groundwater or bedrock. Percolation tests shall be performed at depths beginning from the basin bottom. Detention Basin. Any drainage basin which has a downstream outlet designed to meter the outflow shall be classified as a detention basin. Basin capacity shall be based on receiving the runoff from a 50-year storm with the watershed in its fully-developed condition, and releasing the flow equivalent to the runoff from a 2-year storm with the project site in its pre-development condition. The outlet shall release water in a non-erosive manner. Subsurface Infiltration Basins. Subsurface basins may be used for either retention or detention of site runoff, where their application is suitable for project conditions. Subsurface basins shall be limited to locations where the depth to seasonally high groundwater is greater than 10-feet below the deepest portion of the basin. Drain Rock. Drain rock shall be clean, crushed granite (or clean, angular rock of similar approved hardness) with rock size ranging from 1-1/2-inch to 3/4-inch. Rock gradation shall conform to the Specification of ASTM C-33 #4. Operational Requirements. i. Water quality of inflow (both sediment and chemical loading) may require pretreatment or separation. ii. Maintenance plan, including provisions for vehicular access and confined-space entry safety requirements, where applicable. iii. A safe overflow path shall be identified on the plan and may require easements. Easement Requirements. All drainage basins accepting runoff from roads, streets or other common ownership areas shall be located in an easement offered for dedication to the public. Reversionary clauses shall not be permitted. If a fence is required it shall be located not more than 4-inches inside the drainage easement line, except where setbacks are required as part of the land use permit or by the Land Use Ordinance. Overflow Path Required. The design of all drainage basins shall identify the designated route for overflow. The Project Engineer shall design the overflow path, so that a 100- year storm flow is non- erosive and will not damage downstream improvements, including other basins. Easements may be required for concentrated flows across multiple properties. WATER DISTRIBUTION SYSTEM 1. The Subdivider shall extend the Atascadero Mutual Water Company (AMWC) water distribution system to the satisfaction of the AMWC, Fire Marshal, and City Engineer. 2. The water system shall include easements outside of the road rights-of-way for water system facilities as required by the AMWC and to the satisfaction of the City Engineer. 3. Each lot shall be served with a separate water lateral and meter in accordance with the AMWC requirements. 4. Where the water distribution system requires an above ground reduced pressure unit, pressure booster station or other above ground facility, said facility shall be located in an easement contiguous to the road right-of-way and shall include visual screening, to the satisfaction of the AMWC, Community Development Director, and City Engineer. 5. Fire hydrant locations shall be to the satisfaction of the City Fire Marshal and City Engineer. 6. Properties and/or areas that are managed or owned by the HOA shall be metered separately to the satisfaction of the AMWC. WASTEWATER COLLECTION SYSTEM 1. The Subdivider shall construct a private wastewater collection system serving the subject property. The wastewater collection system shall be designed and constructed in accordance with City Standard Specifications and Drawings, to the satisfaction of the City Engineer. Said system shall extend off- site to a point of connection into the public wastewater collection system approved by the City Engineer. The private wastewater collection system shall be owned and operated by the HOA. 2. If any portion of the system must be pumped or pressurized, the system shall be converted to gravity flow before discharging from the last private manhole or similar structure, to the satisfaction of the City Engineer. 3. The Engineer of Record shall prepare and submit an estimated operating budget and capitol replacement analysis for review and approval by the City Engineer, prior to recordation of the Final Map. 4. Gravity sanitary sewer (SS) mains shall terminate in manholes. 5. Gravity SS mains shall be a minimum of eight (8) inches in diameter. 6. Each lot served by the wastewater collection system shall pay all sewer fees prior to issuance of a building permit for the structure. UTILITIES – Gas, Power, Telephone, Cable TV 1. Utility distribution systems and services serving the subject property shall be constructed underground, to the satisfaction of the City Engineer. 2. Each lot shall be served with separate services for water, sewer, gas, power, telephone and cable TV. Utility laterals shall be located and constructed to each lot in accordance with City Standard Specifications and Drawings. 3. The Subdivider shall underground the existing overhead utility system within the project boundaries and along the public street frontages, to the satisfaction of the City Engineer. When undergrounding of overhead utilities requires modifications to existing overhead utilities within the adjacent block or neighborhood, the City Engineer shall determine a reasonable limit of the undergrounding efforts in coordination with the affected utility purveyors. 4. The Subdivider shall contract with each public utility purveyor for an underground system design. Each design shall be submitted to the City Engineer for review and approval, prior to approval of the public improvement plans. MITIGATION MEASURES – MITIGATED NEGATIVE DECLARATION 2015-0001 Mitigation Measure 1.c.1: A landscaping plan shall be submitted for all lots adjacent to existing residential development and must identify locations of proposed evergreen trees or similar screening trees with a minimum box size of 24-inches. These trees shall be spaced throughout an individual lot to ensure screening of existing residences and proposed new development. Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 20-feet in height, limit intensity to 2.0 foot candles at ingress /egress, and otherwise 0.6 foot candle minimum to 1.0 maximum in parking area s. No light shall be permitted to spill off-site. Fixtures shall be shield cut-off type so that no light sources are visible from offsite. Mitigation Measure 1.d.2: Applicant must submit a landscaping plan, concurrent with building permit submittal, for the proposed carwash use. Landscaping plan shall include tree plantings 30 -feet on center along El Camino Real and additional plantings along property boundary perimeter in designated landscaping planters. Mitigation Measure 1.d.3: At the time of building permit submittal for car-wash portion of the proposed project, building plans shall indicate the use of a non-reflective coating, or other glare reducing applications on all galvanized or corrugated metal surfaces utilized as a part of the proposed car-wash structure. Materials must be noted on construction detail sheets and lead project designer of record must submit a letter certifying application of materials prior to building permit final. Mitigation Measure 1.d.4: At the time of building permit submittal for car wash portion of the proposed project, applicant must submit a photometric plan showing locations of proposed on -site lighting. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Fixtures shall be shield cut-off type. Prior to final occupancy, City Staff and the applicant shall meet on-site and review lights at nighttime condition to ensure that there is no off -site light spillage or glare. Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in Section 2 of the CEQA Air Quality Handbook “Assessing and Mitigating Construction Impacts.” The appli cant and contractors shall manage fugitive dust emissions such that they do not exceed the APCD's 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402). 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 and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60 minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; Please note that since water use is a concern due to drought conditions, the contractor or builder shall consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control. For a list of suppressants, see Section 4.3 of the CEQA Air Quality Handbook; c. All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; d. Permanent dust control measures identified in the approved project revegetation 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 with a fast germinating, non-invasive, grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed 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 leaving the site; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre-wetted prior to sweeping when feasible; l. All PM10 mitigation measures required should be shown on grading and building plans; and, m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60 minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior to any grading activities a geologic evaluation should be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, and exemptions request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety program for approval by the APCD. Technical Appendix 4.4 of the SLO County APCD CEQA Air Quality Handbook includes a map of zones throughout San Luis Obispo County where NOA has been found and geological evaluation is required prior to any grading. Mitigation Measure 3.b.3: 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 the demolition or remodeling of existing buildings or the disturbance, demolition, or relocation of above or below ground utility pipes/pipelines (e.g., transite pipes or insulation on pipes). This project includes these activities and therefore it 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) written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified ACM. Applicant shall contact the APCD Enforcement Division at (805) 781-5912 for further information prior to any demolition onsite or relocation of above or below ground utility pipes/pipelines. Mitigation Measure 3.b.4: Effective February 25, 2000, the APCD prohibited developmental burning of vegetative material within San Luis Obispo County. There shall be no developmental burning of vegetative material as part of the proposed project. Mitigation Measure 3.b.5: 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 an APCD 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. For a more detailed listing, refer to the Technical Appendices, page 4-4, in the APCD's 2012 CEQA Handbook.  Power screens, conveyors, diesel engines, and/or crushers;  Portable generators and equipment with engines that are 50 hp or greater;  Electrical generation plants or the use of standby generator;  Internal combustion engines;  Rock and pavement crushing; and  Tub grinders. Prior to the start of the project, the applicant shall contact the APCD Engineering Division at (805) 781 - 5912 for specific information regarding permitting requirements. Mitigation Measure 3.b.6: Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include:  All EPA-Certified Phase II wood burning devices;  Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally- recognized testing lab;  Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally- recognized testing lab;  Pellet-fueled woodheaters; and  Dedicated gas-fired fireplaces. The applicant shall contact the APCD Enforcement Division at 781-5912 with any questions regarding wood burning devices. Mitigation Measure 4.a.1: A qualified biologist shall conduct a pre-construction survey within 30 days of initial site disturbance to identify whether silvery legless lizards are present. If silvery legless lizards are detected, a biological monitor shall be present during initial ground disturbing and vegetation removal activities to allow for a salvage and relocation effort for the lizard and other ground dwelling common wildlife that may be present. Mitigation Measure 4.a.2: Conduct a springtime rare plant survey to determine the presence/absenc e of any special-status plants. Should any be discovered, implement a seed and/or plant salvage program and incorporate the salvaged material into the drainage setback and detention basin landscaped areas. Mitigation Measure 4.b.c.1: The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for work in the ephemeral drainage. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on riparian/wetland habitat to achieve the goal of a no net loss of wetland values and functions. As such, regulatory compliance would reduce potential impacts on waters of the U.S. to a less than- significant level. Mitigation Measure 4.b.c.2: The applicant shall obtain compliance with Section 1600 et.seq. of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for work within the ephemeral drainage and riparian habitat (stream zone). Should an agreement be required, the applicant shall implement all the terms and conditions of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFW may require compensatory mi tigation for unavoidable impacts on riparian habitat in the form of onsite riparian habitat restoration to the extent feasible. As such, regulatory compliance would reduce potential impacts on waters of the state to a less - than-significant level. Mitigation Measure 4.d.1: Vegetation removal and initial site disturbance shall be conducted between September 1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird nesting season (February 1 to August 31), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. Mitigation Measure 4.d.2: If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. Mitigation Measure 4.e.1: Grading and excavation work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. All trees within twenty feet of construction work shall be fenced for protection with 4 - foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 7. Utilities such as water, gas, power, cable, storm drainage, and sewer should be redirected from under the canopy of any trees that are to remain. 8. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 10. At no time shall tree roots be ripped with construction equipment. Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations called out by the project arborist in a Tree Protection Plan, which shall be submitted with building permits. An inspection of the tree fencing shall be done by City staff prior to issuance of building permits. Mitigation Measure 4.e.3: The following measure shall be incorporated on-site during the construction process of the proposed project: 1. A minimum height construction protective barrier shall be erected around the drip line of the tree plus 4’. The fence shall be supported with “T” posts at no more than 6’ o.c. and tied at least 3 places per post. This fence shall be installed by the General Contractor before any rough grading is allowed on the site. Approval for this stage must be obtained in writing from either the Arborist or the Counties/Cities representative. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn during construction process shall be pruned prior to any heavy equipment work being undertaken. 4. Once the rough grading is accomplished the fence may be moved closer to the trunk of the tree for finish grading. At no time shall the fence be placed within the Critical Root Zone (CRZ). This location is determined by the diameter of the trunk at Diameter Breast Height (DBH). (4.5’ above grade) and is 1’ per 1” diameter in the direction of the drip line. At no time shall the fence be moved closer to the trunk than the drip line. 5. Any roots that are encountered over 2” diameter, during the excavation process shall be clean cut perpendicular to the direction of root growth with a handsaw. At no time shall tree seal be applied to any cut. Any roots over 2” diameter the county/city representative shall be notified to determine the preferred course of action. 6. All trenching with CRZ area shall require hand trenching to preserve and protect roots over 2” in diameter. 7. No grading of trenching is allowed within the CRZ fenced area without written permission from the County/City representative or a certified arborist. 8. Any roots over 4” in diameter are not to be cut or ripped until inspected and approved in writing by the arborist. 9. If, for whatever reason, work must be accomplished inside the drip line 4”-6” of mulch must be applied first to decrease the possibilities of compaction upon written approval from the arborist. 10. There shall be a pre-construction meeting between the Engineering/Planning staff of the County/City, Grading equipment operators, Project Superintendent and the Arborist to review the project conditions and requirements prior to any grubbing or earth work for any portions of the project site. All tree protection fencing shall be installed for inspection prior to this meeting. 11. All trees shall be pruned before any construction takes place that are in the development areas to be saved if they might be damaged by the construction equipment. This must be accomplished by a bonded, licensed, and certified Tree Service Contractor. 12. All debris shall be cleared from the area or chipped and spread on the site or stacked in orderly piles for future use by the Owner, at the Owners request. 13. In locations where paving is to occur within the drip line grub only and do not compact unless authorized in writing. Permeable pavers or other preamble surface must be approved by the Arborist. Mitigation Measure 4.e.4: Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction-related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native trees to the extent feasible. Any utilities that encroach on the critical root zone of protected trees shall be monitored during excavation by an arborist to ensure damage to native tree roots is minimized. Mitigation 5.d.1: In the event that human remains are discovered on the property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653-4082 within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present during the excavation of any remains. Mitigation Measure 6.c.1: The on-site subdivision / grading permit plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction, consistent with mitigation or construction methods outlined in the geotechnical report. Plans shall be approved by the City Engineer prior to issuance. Mitigation Measure 6.c.2: All cut and fill slopes mitigated with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork, as approved by the City Engineer. All disturbed slopes shall have appropriate erosion control methods in place. Mitigation Measure 6.c.3: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be in place prior to commencement of grading activities. This device shall be approved by the City Engineer. Mitigation Measure 6.c.4: A re-vegetation plan shall be submitted with building permits. All disturbed cut and fill slopes shall be vegetated as specified in a landscaping plan. The landscaping plan must be approved by both the Community Development Department and the Public Works Department. Mitigation Measure 8.h.1: Construction will comply with section the California Building and Fire Codes. New residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non-combustible exterior construction and roofs and fire-resistant building materials. Mitigation Measure 9.d.e.f.1: The project shall be designed to comply with the Regional Water Quality Control Board’s Post Construction Stormwater Management requirements for development projects in the Central Coast region. This shall be done through a combination of pervious pavement, landscaped areas, and shallow, unfenced retention ponds and detention basins, or other methods consistent with the Post Construction Stormwater Management requirements. Mitigation Measure 9.d.e.f.2: The developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 12.a.1: In order to reduce the impact of the air blower noise associated with the carwash, blowers shall be placed deeper in the carwash tunnel, as recommended in the August 2014 Acoustic Study. Mitigation Measure 12.a.2: Acoustical protection shall be added to the facades of the residences within the project that face the car wash site, as recommended in the August 2014 Acoustic Study. Mitigation Measure 12.a.3: Following completion of the car wash phase of construction, noise levels shall be reassessed to determine the need for a noise barrier wall. If determined to be necessary to comply with City noise ordinance standards, the wall shall be constructed at the side of the exit drive, and shall be designed to be several feet higher than the height of the blower closest to the exit. A wall extending eight feet from the end of the tunnel would reduce sideline noise levels by six decibels. Mitigation Measure 12.a.4: The Acoustic Study recommends the following design and structural specifications for achieving a 25 decibel noise reduction.  Installation of an air conditioning or a mechanical ventilation system so that windows in rooms and office spaces facing east can remain closed.  Exterior doors facing east should be solid core with sweeps and seals that make a positive closure.  Exterior walls should be constructed of stucco 7/8” three coats over plywood 5/8” on exterior.  Interior surfacing should be 5/8” for drywall interior. Additional acoustic insulation could be achieved by two layers of drywall or application over resilient furring channels.  Glass in both windows and doors should not exceed twenty percent (20%) of the floor area in a room. This is for conventional windows. It is reasonable to permit an increased opening size if the window assembly conforms to the specifications providing a greater than 25 decibel NLR. The greatest improvement in the sound insulation of windows can be achieved by using thicker glass and a larger air space between panes in dual glazed windows. STC values may be used in estimating a window’s sound blocking qualities by the newer, Outdoor-Indoor Transmission Class or OITC (ASTM E1332) value is preferred and more appropriate for units exposed to transportation noise.  Voids around windows should be filled with insulation and wood blocking, and the perimeter of windows thoroughly caulked.  Vents and openings should be minimized on the sides of the buildings exposed to the road and if vents are required, they should be designed with acoustical baffles. Mitigation Measure 15.a.1: The applicant, prior to final map recordation, shall annex into the City’s Community Facilities District (CFD) that will be levied to residents on an annual basis within the proposed project boundary to off-set additional maintenance costs by new residents on existing recreation facilities maintained by the City. Mitigation Measure 16.a.b.1: Principal Avenue shall be improved by the project applicant to include striping of a designated left and right turn lane on westbound Principal Avenue between El Camino Real and the westerly project driveway to reduce queuing times and traffic impacts. Mitigation Measure 16.a.b.2: On-street parking on Principal Avenue shall be restricted to improve sight lines for vehicles exiting the commercial driveway on the south side of Principal Ave. The area of designated no parking shall be approved by the Public Works department. Restricted parking areas may include red curb striping / signage or any other additional devices required to enforce no parking along this segment, and shall be installed by the project applicant. Mitigation Measure 16.a.b.3: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of building permits for all residential and non-residential uses within the project. Fees shall be based on the Development Impact Fee schedule adopted by City Council. Mitigation Measure 16.a.b.4: The project is located within the Santa Rosa interchange reimbursement boundary which was adopted by the Atascadero City Council on February 9, 2016. Both the residential and commercial portions of the project shall be required to pay the Santa Rosa / Hi ghway 101 traffic signal reimbursement mitigation fee in accordance with City Council resolution 2016-005. Mitigation Measure 17.a: Prior to the removal of native trees on the subject site, the developer shall contract with a cultural resource specialist from a local tribe to be onsite during all native oak tree removals. If any tribal cultural resources are discovered on-site, the City and the developer shall work with the tribe’s cultural resource specialist to protect the resources. EXHIBIT C: 2019 Housing Product Type EXHIBIT D: Site / Landscape Plan (2019) EXHIBIT E: Architectural Elevation Key (2019) EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019) EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019) EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019) EXHIBIT F: Mixed-Use Elevations / Floor Plans (2019) EXHIBIT G: Car-Wash Elevations / Floor Plan (2015) EXHIBIT G: Car-Wash Elevations / Floor Plan (2015) EXHIBIT G: Car-Wash Elevations / Floor Plan (2015) EXHIBIT H: Detached SFR Elevations and Floor Plans (2019) EXHIBIT H: Detached SFR Elevations and Floor Plans (2019) EXHIBIT H: Detached SFR Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT I: Attached Units Elevations and Floor Plans (2019) EXHIBIT J: Stacked Flat 4 plex Elevations and Floor Plans (2019) EXHIBIT J: Stacked Flat 4 plex Elevations and Floor Plans (2019) EXHIBIT K: Fencing Plan (2019) See conditions of approval which require modifications to fencing locations (increased setback) on Lots 3 EXHIBIT L: Landscape Screening Plan (2019) EXHIBIT L: Landscape Screening Plan (2019) EXHIBIT L: Landscape Screening Plan (2019) EXHIBIT M: Sound wall between carwash and residential Masonry wall shall be required to be stucco finish, with decorative trim cap, or similar decorative treatment (not CMU block.) Colors and materials shall be consistent with surrounding development, subject to staff approval EXHIBIT N: Car-Wash Signage (2015) EXHIBIT O: Affordable Housing Locations EXHIBIT P: Renderings